Property description

OCCUPYING THE SETTING OF THE FORMER KILNWICK HALL, KILNWICK BECK HOUSE IS SET WITHIN SUPERB MATURE LANDSCAPED GARDENS THROUGH WHICH KILNWICK BECK FLOWS. IN ADDITION, THERE IS A SEPARATE FENCED PADDOCK PLUS STABLES, TACK ROOM AND HAY/STRAW STORE. IN ALL, THE PROPERTY EXTENDS TO APPROXIMATELY 3 ACRES AND SITS AMIDST OPEN COUNTRYSIDE APPROXIMATELY 6 MILES TO THE NORTH OF THE HISTORIC MARKET TOWN OF BEVERLEY AND APPROXIMATELY 4.5 MILES SOUTH OF DRIFFIELD.

LOCATION
The property lies on the northern side of a country lane that connects the A164 to the B2148 and lies approximately 4.5 miles to the south of Driffield and approximately 6 miles to the north of Beverley. The property has a central East Yorkshire location with convenient access to the cities of York and Hull, each approximately half an hour by car.A local train station in Driffield links Beverly, Bridlington and Hull from where an Intercity train service is available (London Kings Cross approximately 2 hours 30 minutes).A wide range of shops and other facilities are to be found in both Driffield and Beverley, each just a short drive away and the link into the M62 motorway is available via the A614.

ACCOMMODATION
The property is arranged on the ground and one upper floor as shown by the dimensioned floorplan forming part of these particulars of sale, a brief description being as follows.

ENTRANCE
A deep open fronted rustic brick porch leads to the entrance vestibule and onward to the hallway.

ENTRANCE VESTIBULE - 7' 8\" x 6' 6\" (2.34m x 1.98m)
Off which there is a cloakroom with the usual toilet facilities.

CLOAKROOM - 6' 6\" x 3' 4\" (1.98m x 1.02m)
Containing a low level w.c. and wash hand basin.

ENTRANCE HALL - 16' 6\" x 11' 6\" (5.03m x 3.51m)
Having oak strip flooring and an elegant stairway leading to the first floor. Set beneath the stairs there is a useful store cupboard and to the rear of the hall there are double opening French doors which lead to a rear garden terrace. Direct access to an elegant drawing room.

DRAWING ROOM - 22' 6\" max x 13' 10\" (6.86m x 4.22m)
Having a deep walk-in bay window to the front (south elevation) and a large window overlooking the beautiful rear gardens. An open fireplace is set within a timber fireplace surround with tiled inset and off the drawing room there is a good sized study.

STUDY - 10' x 9' 6\" (3.05m x 2.9m)
Having double opening French doors to the rear gardens and views over the front courtyard. There are a series of fitted bookshelves that extend across most of one wall. Tongued and grooved timber flooring.

SITTING ROOM - 16' min x 15' 10\" (4.88m x 4.83m)
Having a walk-in bow window which gives superb views over the rear landscaped grounds. There is an open fire set within a briquette fireplace surround and windows to two other walls give excellent garden views.

KITCHEN - 17' 10\" x 12' (5.44m x 3.66m)
Arranged in semi open plan style with a dining/dayroom. The kitchen has an extensive range of modern wall and floor mounted units with part granite work surfaces around a deep Belfast sink. There is an oil fired Aga cooker in addition to which there is an integrated electric oven and ceramic hob. There is space for a fridge/freezer and plumbing for a dishwasher. Off the kitchen there is a built-in walk-in pantry with shelving.

DINING ROOM/DAYROOM - 18' 3\" x 18' 1\" (5.56m x 5.51m)
Being substantially glazed to the east and the south having oak flooring and recessed lighting to the ceiling. A doorway from this room leads to the rear gardens and a further doorway leads to a small lobby giving a secondary entrance from the front of the property.Off the day room there is a separate utility room.

UTILITY ROOM - 12' 5\" x 6' 2\" max (3.78m x 1.88m)
With plumbing for an automatic washing machine and space for a tumble dryer. There is a useful built-in store cupboard and the oil fired central heating boiler is located within this part of the property. Doorways from the utility room lead to the rear of the property and to a separate cloakroom with the usual toilet facilities.

CLOAKROOM - 5' x 3' (1.52m x 0.91m)
With low level w.c. and wash hand basin.

FIRST FLOOR
A spacious central landing is arranged in an L-shape and gives direct access to all bedrooms at first floor level. Ceiling hatches give access to the roof void and off the landing there are two linen storage cupboards.

MASTER BEDROOM - 22' 3\" max x 12' 6\" (6.78m x 3.81m)
Having a deep walk-in bay window to the front elevation which overlooks the paddock and stables to the south. There is a built-in wardrobe with double opening doors and a further doorway gives direct access to an en-suite shower room.

EN-SUITE SHOWER ROOM - 7' 2\" x 5' 6\" max (2.18m x 1.68m)
Being fully tiled to the walls and floor and incorporating a walk-in shower cubicle, low level w.c. and wash hand basin.

BEDROOM 2 - 15' 10\" x 15' 10\" (4.83m x 4.83m)
Having magnificent views not only across the rear gardens but also across the extensive side gardens and beyond to open countryside.

FAMILY BATHROOM - 11' 8\" max x 6' 2\" (3.56m x 1.88m)
Being fully tiled containing a modern suite by Villeroy & Boch comprising a panelled bath with separately plumbed shower over, low level w.c. and wash hand basin.

BEDROOM 3 - 18' x 9' (5.49m x 2.74m)
Having a built-in wardrobe with double opening doors. There are substantial views to the front over the paddock land and also views over the side gardens.

BEDROOM 4 - 12' max x 9' (3.66m x 2.74m)
Having a built-in wardrobe. This bedroom has far reaching views to the south across the paddock land and across open farmland beyond.

BEDROOM 5
This irregular shaped bedroom gives overall dimensions of approximately 11'0\" maximum x 10'3\" maximum and has fitted wardrobes with double opening doors. Fine views are available over the rear landscaped gardens.

EXTERNAL

GARDENS & GROUNDS
The property is approached through the original pillared entrance to Kilnwick Hall across a shared, long private drive with beech hedging. The drive extends past a fenced paddock on the south side and leads to a gravelled courtyard in front of the property. Beyond the courtyard there is double garaging and stablingThe paddock extends to approximately one acre and lies to the south of the main house and to the east of the paddock land, there is a series of modern timber stables and a small orchard.The exquisite gardens lie predominantly to the north and east of the property, a focal point being a mature and substantial Cedar of Lebanon tree which is set amidst sweeping lawns which have a number of well stocked, inset flowerbeds. A substantial, neatly trimmed Yew hedge lies along part of the eastern boundary and a mature Beech hedge separates the two main lawned areas with the lawns running down to Kilnwick Beck which flows through the northern part of the grounds.The northern side of the beck has mature bushes and shrubs and two pedestrian bridges span the beck which also has a small pontoon and boat launching area. The beck extends to a small weir.Set within the formal gardens, there is a small summerhouse and a small area within the southern part of the gardens is allocated to the growing of vegetables and soft fruit, adjacent to which there is a log store.

GARAGING
Within the southern part of the grounds there is an open fronted double garage, approximately 19'6\" wide x approximately 17'0\" deep which lies adjacent to the stabling.

STABLES & BARN
Adjoining the courtyard and the paddock there are a series of modern timber stables and a small hay/straw barn. The barn, approximately 18'6\" x 12'9\" has an up-and-over door to the front adjacent to which there is a secure tack room which forms part of the stable block. In addition, there are two loose boxes, each approximately 13'0\" x 12'6\", there being an electric light and power supply installed to the stable block.

SERVICES
Mains water and electricity are connected to the property. The central heating is oil fired and drainage is by way of a septic tank.

INSULATION
The property is double glazed and the roof space insulated.

COUNCIL TAX
Council Tax is payable to the East Riding of Yorkshire Council. From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band G.*

TENURE
We understand the tenure of the property to be freehold.*

FIXTURES & FITTINGS
Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

DISCLAIMER
*The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

VIEWINGS
Strictly by appointment with the sole agents.

MORTGAGES
We will be pleased to offer independent advice regarding a mortgage for this property, details of which are available from our Beverley office on 01482 870832. Independent advice will be given by Licensed Credit Brokers. Written quotations on request. Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it.

VALUATION/ MARKET APPRAISAL
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Property Features :

• Individually Designed Detached House
• Set Within Superb Mature Landscaped Gardens
• Separate Paddock, Stables, Tack Room & Store
• Extending to Approximately 3 Acres
• Around 2800 sq ft Accommodation