Haddlesey Road, Birkin, Knottingley, North Yorkshire, WF11

This stunning five bedroom detached village home (over 3750 sqft) seamlessly blends period features with contemporary comforts, situated in a convenient village setting amidst just under an acre of delightful gardens and for the equestrian enthusiast circa five acres of fenced paddocks and extensive stabling / tack rooms.

Over the last 15 years Rose House Farm has been the subject of a tasteful and careful programme of remodelling and upgraded the end result being an impressive detached village home with striking interiors and private spaces for family members of all age groups,

The impressive interiors are complemented by extensive gated parking and garaging, pretty ornamental gardens and for the equestrian enthusiast circa five acres of paddocks with extensive stabling and loose boxes.

A welcoming reception hall with a guest cloakroom and a bespoke staircase leads to the "hub of the house", a magnificent family dining kitchen with extensive work surfaces, an island unit, AGA and integrated appliances. A rustic brick chimney breast separates this versatile zone from a family room ideal for relaxing and entertaining. An inner study hall then leads to a drawing / garden room with delightful aspects from full depth windows.

The ground floor layout is completed at the opposite end of the house by a useful utility room, a store room and the large "barn style" garage with many potential uses subject to consents.

There is a choice of principal bedroom suites at opposite ends of the "L shaped" footprint; one has a private luxury ensuite shower room and the other is served by a huge "jack & jill" style bathroom and a dressing room, also having its own staircase access to the ground floor.

For the growing family there are three double bedrooms, one with its own ensuite facility and the other two served by a striking house bathroom.

A gated courtyard provides extensive forecourt parking and access to the integral garage. Beautiful, typically English gardens amount to circa one acre with extensive lawns and a choice of seating areas, a covered patio and ornamental pergola.

The adjoining paddocks and four stables / four tack rooms have their own separate vehicular entrance and a water / electricity supply.

This is a quiet yet convenient village setting on the southern fringes of North Yorkshire with exceptional road links in all directions enabling ease of access to Leeds and York as well as other major commercial centres via the M1/ M62, A63 etc.

Local Authority & Council Tax Band
• Selby District Council
• Council Tax Band is currently F

Tenure, Services & Parking
• Freehold
• Mains electricity and water are installed. Heating is oil fired and drainage to a septic tank.
• Courtyard parking and integral garage

Internet & Mobile Coverage
For information on Internet and Mobile coverage access the Ofcom website from this link

Flooding
For information on flood risks please use this link Check for flooding in England - GOV.UK

Agent’s Notes
If any issue such as location, communications or condition of the property are of material importance to your decision to view then please discuss these priorities with us before making arrangements to view.

Buyer Anti Money Laundering Checks
We are required by HMRC to undertake Anti Money Laundering checks for all buyers to the contract. These checks are carried out through iamproperty who will make a charge of £34.20 inclusive of VAT per buyer. We will also need to see proof of funding. We cannot mark a property Sold Subject to Contract until the checks have been satisfactorily completed.

Referral Fees
Where we refer a seller/s or a purchaser/s to any of the following providers (and you are welcome to use an alternative), we reserve the right to claim a reasonable commission in respect of such services which will be charged to the third party provider: - Conveyancing Provider to deal with the transfer of title and Surveyor Services. In either instance the fee/commission will not exceed £450 per case. In respect of referrals to Mortgage Advice Bureau the average fee will be approximately £450 but may vary and is case specific. Any such commission does not affect our prices to you but may result in the third party provider’s prices being higher than it may otherwise be.

Proceeding to Birkin via Roe Lane, bear left onto Haddlesey Road, where the property will be found a little further along on the right hand side.