Rock Royd Farm, Keighley Road, Bradley, Near Skipton, BD20

Including approximately four and a half acres of level pasture land together with a large garage/workshop and stables, extensive private parking for numerous vehicles and a self contained two bedroom en suite cottage with a high spec interior, this superbly appointed stone built property stands in a superb south west facing position only circa two miles south of Skipton, commanding beautiful open views across the Aire Valley over open fields and countryside towards Cononley Woodside and the hills beyond.

The property is likely to be of particular appeal to those requiring extensive, secure external workshop or storage facilities and may also be of interest to purchasers with equestrian and/or small holding requirements, with the land directly adjoining and in full view of the property.

Internally the accommodation is appointed to a high standard throughout incorporating stylish and contemporary fixtures and fittings, a spacious dining kitchen with range cooker including bifolding doors leading out to a large sun terrace, a living room, a front entrance hall, a rear porch and separate w/c. To the lower ground floor is a spacious utility and further cellar room. Whilst on the first floor a landing leads to three well planned bedrooms and a house bathroom with the primary bedroom including an ensuite bathroom. On the second floor a landing leads to two well planned bedrooms and a shower room.

Externally a private driveway leads down to a generous parking and turning area alongside a detached garage/ workshop, dog kennels and outbuildings. The separate cottage includes an entrance hall, an open plan living dining kitchen and a ground floor ensuite bedroom. Whilst on the first floor a landing leads to the second bedroom and a house bathroom, the cottage would be ideal as a holiday let or for a dependent relative.

To the south-west elevation of the main house is a generous sun terrace, leading down to a stone flagged patio and lawned area commanding spectacular panoramic views over the surrounding fields and countryside.

The increasingly popular market town of Skipton has won many accolades in recent years, being independently judged to be one of the best areas to live in the UK via multiple media sources. Catering to residents of all ages, the town offers the perfect combination of excellent schooling, easy access to countryside and an extensive choice of leisure, shopping and recreational facilities. The town is intersected by the scenic Leeds/Liverpool canal and is well known for its Medieval Church and Castle together with a bustling High Street featuring an outdoor market on the cobbled 'setts' four days a week. The town offers an excellent mix of independent shops, pubs and cafés in addition to having well known branded stores and a choice of fashionable bars and restaurants. There are excellent public transport links, including a railway station providing regular daily services to Leeds and Bradford. The towns enjoy an annual programme of community events and festivals, attracting an ever-increasing degree of tourism. In addition, the beautiful Yorkshire Dales National Park is only a short drive 'away to the north, offering some of the finest countryside and scenery in the UK.

The nearby village of Bradley is adjacent to the Leeds/Liverpool canal and benefits from a range of amenities including a well-regarded primary school, a village store, a church, a chapel, a village hall, a bus service and also 'The Slaters Arms', a traditional English pub with beer garden.

Equipped with a mains gas central heating system, a security alarm system and sealed unit double glazing throughout, this magnificent stone built property comprises in further detail:

GROUND FLOOR

ENTRANCE HALL
With composite front entrance door. Oak Flooring. Central heating radiator. Staircase leading to first floor landing. Enclosed staircase leading to lower ground floor.

DINING KITCHEN
20’11” x 12’03” Superbly appointed range of navy fronted wall and base units incorporating quartz worktop surfaces with matching upstands. Double Belfast sink. Belling electric range oven with five ring induction hob and Neff extractor over. Integrated Bosch dishwasher. Integrated Bosch fridge and freezer. UPVC sealed unit double glazing. UPVC sealed unit double glazed bifolding doors leading to the sun terrace and commanding spectacular long-distance views. Cast iron multi-fuel stove. Tiled flooring. Recessed ceiling spotlights. Central heating radiator.

LIVING ROOM
20’11 x 12’01” With UPVC sealed unit double glazed bay window enjoying fine long-distance views. Two central heating radiators. Feature stone fireplace with cast iron multi fuel stove.

REAR ENTRANCE PORCH
With composite rear entrance door. UPVC sealed unit double glazing. Tiled flooring. Central heating radiator.

DOWNSTAIRS W/C
Well-appointed two-piece white suite comprising low suite w/c and hand wash basin set on vanity cabinet. UPVC sealed unit double glazing. Central heating radiator. Tiled floor.

LOWER GROUND FLOOR

UTILITY ROOM
17’06” x 8’06” With built in storage. Double Belfast sink set on base cupboard. Plumbing for an automatic washing machine. Open through to:

CELLAR
11’01” x 8’06” With modern water filtration system. Built in base cupboards.

FIRST FLOOR

LANDING
With UPVC sealed unit double glazing including fitted shutters. Central heating radiator. Enclosed staircase leading to second floor landing.

BEDROOM ONE
13’08” x 12’04” With UPVC sealed unit double glazed bay window enjoying fine long-distance views. Two central heating radiators. Built in wardrobe.

ENSUITE SHOWER ROOM
Well-appointed four-piece white suite comprising low suite w/c, hand wash basin, fitted corner bath with mixer taps and shower attachment, shower enclosure housing thermostatic shower. UPVC sealed unit double glazing. Ladder central heating towel radiator. Recessed ceiling spotlights.

BEDROOM TWO
12’07” x 11’08” With UPVC sealed unit double glazed bay window enjoying fine long-distance views. Central heating radiator.

BEDROOM THREE
10’04” x 8’11” With UPVC sealed unit double glazing. Range of built in wardrobes.

BATHROOM
Well-appointed three-piece white suite comprising low suite w/c, pedestal hand wash basin and fitted bath with independent electric shower and glass shower screen. Ladder central heating towel radiator. UPVC sealed unit double glazing. Recessed ceiling spotlights.

SECOND FLOOR

LANDING
With central heating radiator. Built in storage.

BEDROOM FOUR
15’06” x 11’05” With UPVC sealed unit double glazing. Central heating radiator. Eaves storage.

BEDROOM FIVE
15’06” x 8’10” With UPVC sealed unit double glazing. Central heating radiator.

SHOWER ROOM
With three-piece suite comprising low suite w/c, hand wash basin and shower enclosure. (Please note this is yet to be completed)

The SELF-CONTAINED COTTAGE comprises in further detail:

GROUND FLOOR

ENTRANCE HALL
With composite front entrance door. Plumbing for an automatic washing machine. Oak flooring.

OPEN PLAN LIVING DINING KITCHEN
14’11” x 13’09” Well appointed range of base and wall units incorporating granite effect worktop surfaces. Stainless steel sink and drainer unit. Built in electric oven. Two ring ceramic hob. Staircase leading to first floor landing. UPVC sealed unit double glazing. UPVC sealed unit double glazed patio doors leading to enclosed lawned garden.

BEDROOM ONE
11’03” x 10’01” With UPVC sealed unit double glazing. Wall mounted electric radiator. Built in wardrobe.

ENSUITE SHOWER ROOM
Superbly appointed three-piece white suite comprising low suite w/c and hand wash basin built into vanity cabinet and a shower enclosure with dual head shower. Full height wall tiles and matching floor tiles. Electric ladder towel radiator.

FIRST FLOOR

LANDING

BEDROOM TWO
16’04” x 8’06” With two Velux Skylights. Wall mounted electric radiator.

BATHROOM
Well-appointed three-piece white suite comprising low suite w/c, pedestal hand wash basin and fitted bath with independent electric shower and glass shower screen. Electric ladder towel radiator. Velux skylights. Tile effect flooring.

OUTSIDE
The property is accessed via a private driveway which leads down to a generous parking and turning area for several vehicles whilst also leading to the cottage and outbuildings.

GARAGE/WORKSHOP
32’01” x 19’06” With electric roller shutter door. Pedestrian access door. Light and power.

DOG KENNELS

OUTBUILDING

The property benefits from fields directly to the front extending to approximately five acres, which also include a stable block with light, power and water.

Directly to the front of the property is a large SUN TERRACE providing a covered seating area, leading down to the enclosed split level garden a superb feature commanding spectacular long distance panoramic views over the land and across the valley featuring stone flagged patio and lawned area.

SERVICES Mains gas and electricity are installed. Drainage is to a septic tank which is shared with the adjoining property. The septic tank in in the field behind the property and it has legal right of access to it. Mains water is installed.

BROADBAND / MOBILE DATA SERVICES
Information obtained from Ofcom's Broadband Coverage Checker indicates that fixed-line ultrafast broadband services may be available at this property. Alternative broadband solutions, including satellite broadband services, may also be available at this location and should be investigated by prospective purchasers.
Information obtained from Ofcom's Mobile Coverage Checker indicates that mobile coverage may be available at this property from one or more network operators. Actual coverage, indoor signal strength and service performance may vary and should be verified directly with the relevant mobile network provider. This information is provided for guidance only and was correct at the time of compilation. Interested parties should verify current availability, speeds, coverage and suitability directly with their chosen service provider and through Ofcom's Broadband and Mobile Coverage Checker. Neither the seller nor Harrison Boothman warrants the accuracy or ongoing availability of any service.

ANTI-MONEY LAUNDERING (AML) REQUIREMENTS – ADMINISTRATION FEE PAYABLE
Under HMRC supervision and in accordance with current Anti-Money Laundering Regulations, Estate Agents are legally required to undertake Anti-Money Laundering (AML) checks on all sellers and prospective purchasers. These mandatory checks form part of the conveyancing process and are designed to help prevent financial crime and protect all parties involved in a property transaction.

Once an offer has been accepted (subject to contract), all prospective purchasers will be required to complete an identification and verification process. This will typically include the provision of photographic identification, proof of address and evidence of the source of funds being used to complete the purchase.

To cover the cost of the verification and screening process, a non-refundable AML administration fee is payable. THE FEE IS £24.00 (INCLUDING VAT) PER PURCHASER. The checks are carried out securely by a specialist third-party provider on our behalf and, for this purpose, Harrison Boothman will need to share relevant personal information with that provider. Please note that this is not a credit check and will not affect your credit rating or credit score. All information provided will be processed securely and confidentially in accordance with applicable data protection legislation.

In accordance with current regulations and our compliance obligations, we are unable to mark a property as "Under Offer" or "Sold Subject to Contract" until all purchasers have satisfactorily completed the AML verification process. If you have any questions regarding the above process, a member of our team will be pleased to assist.

INDEPENDENT THIRD PARTY PROFESSIONALS – REFERRAL FEES
Where appropriate, Harrison Boothman is pleased to recommend independent professionals who may be able to assist clients with related property matters. These include Conveyancing Solicitors, Mortgage Brokers, Surveyors, Removal Companies and Specialist Tradespeople. Please let us know if you would like any assistance in this respect.

In accordance with current regulations, we are obliged to disclose that in some instances, Harrison Boothman may receive a referral fee, voucher or marketing contribution from third-party providers should you choose to use their services following an introduction from us. The amount received varies depending on the nature of the referral and the value of the transaction but is typically between £20 and £250. You are under no obligation whatsoever to use any recommended provider and are entirely free to obtain alternative quotations or seek independent advice.

COUNCIL TAX BAND
The council tax band quoted for this property on the Gov.UK website is Band: G

TENURE
The tenure for this property is Freehold.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively a written copy is available on request.

Tel: Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions.

We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref: AJT200726

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.