Fine four/five bedroom detached Victorian (1880) Farmhouse and attached Barn recently sympathetically converted to one desirable Country Residence. Large well established gardens, private parking for many cars, a large garage and good workshop. There are approximately FOUR ACRES of pasture land. The views are magnificent overlooking miles of beautiful countryside.

Holderness Farm briefly comprises: Entrance Hall, Quality Fitted Kitchen/Diner, Dining/Sitting Room, Drawing Room, Garden Room, Cloakroom, Utility Room, Cellar, Landing, Three First Floor Bedrooms, Second floor Bedroom Four and Room Five (at the present time in use as storage but would divide into two additional bedrooms). Integral Garage, Workshop. Gas Central Heating.

Situated in an area of outstanding natural beauty this property occupies a position on a country road approximately one mile from Mytholmroyd centre and two and a half miles from the centre of the trendy small market town of Hebden Bridge. Both have excellent road and rail links to Leeds and Manchester.

ENTRANCE HALL (4.50m max. x 2.80m max. inc. stairs) - Double front doors open up into this impressive hallway. Radiator. Stairs to first floor.

SITTING/DINING ROOM (4.53m x 7.44m max.) - Beamed ceiling, Windows to the side and a triangular window offer excellent views along and across the valley, an arched window opens into the kitchen. Two radiators and a trap door allows access into the cellar.

GARDEN ROOM (4.37m max. x 3.00m) - This room takes advantage of most of the day's sunshine with lovely outlook over the landscaped gardens to open countryside. Double patio doors allow access into the garden and there is also a door into the integral garage.

CLOAKROOM - Two piece suite (w.c. and wash hand basin), fully tiled walls, wall light, extractor fan Radiator.

UTILITY ROOM - (2.78m x 2.12m max.) - Base units with complementary work tops, Stainless steel sink. Built-in shelving, plumbed for washing machine, window to the rear, security system control panel and radiator. Wall mounted "Ideal Classic" gas central heating boiler.

LANDING - (4.17m max. x 2.79m max. inc. stairs.) - An "L" shaped landing. Stairs to the second floor. Ceiling Cornice, radiator, hardwood balustrade with turned spindles. Windows to the front overlooking the valley.

LUXURY BATHROOM (3.60m max. x 2.24m max.) - Fully tiled with a new white five piece suite comprises: w.c., wash hand basin, bidet, bath and walk-in shower cubicle with curved glass screen. Chrome mixer taps with shower attachment. A radiator with chrome heated towel rail, built in cupboards.

BEDROOM TWO (4.65m x 3.21m) - Ceiling cornice, window to the front with excellent extensive views, radiator and corner vanitory unit with wash hand basin, storage cupboard and tiled splash-backs.

Second floor

BEDROOM FOUR (4.6.2m x 4.47m max.) - This part of the second floor has been completed with a "Velux" roof light, a window to the gable end and a pine floor.

ROOM FIVE (3.35m x 4.26m min. plus 3.56m x 4.26m min. not including the under eaves.) - An ongoing project which would easily add two more rooms with pine floors, two "Velux" roof lights and a circular picture window to the gable end.

INTEGRAL GARAGE (5.79m max. x 8.21m) - A good size integral garage with remote operated up and over garage doors, windows to two sides, a work bench and plenty of storage space.

WORKSHOP (9.85m min. x 3.33m) - Solid floor, windows to the front overlooking the valley, circular windows to the gable end, ample power points and water supply.

EXTERIOR - Spacious gravel forecourt and off road parking area for several cars, The landscaped gardens comprise stone patio areas for sitting and taking advantage of the views, lawns, rockeries etc. with mature trees and shrubs. Timber shed and a greenhouse. Adjoining to the gardens are approximately four acres of grazing land.

RYBURNE & Co have prepared these Sales Particulars upon instruction of the Vendor(s). Services, fittings and equipment referred to within the Sales Particulars have not been tested (unless otherwise stated) and no warranties can be given. Accordingly the prospective Buyer(s) must make their own enquiries regarding such matters.

MORTGAGES: Arranged by Independent Financial Advisors. FREE quotation, without obligation, at the best available rates. Please ask for details. To assist you in your decision to move we will be happy to call at your home and give a verbal valuation on your existing property. There will be no charge or obligation.

Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it.

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