Property description

***PART EXCHANGE CONSIDERED***SUBSTANTIAL BARN CONVERSION OF GREAT CHARACTER OFFERING AROUND 4,320 SQ. FT. OF LIVING ACCOMMODATION, BEING SET AT THE HEAD OF A LONG DRIVE AND ADJOINING OPEN COUNTRYSIDE, YET ONLY A FEW MINUTES DRIVING TIME FROM THE CENTRE OF BEVERLEYOffering five reception rooms, four bedrooms and two bathrooms, the property has a further wing with its own kitchen/bathroom facilities which could be adapted to provide a \"granny flat\" style self contained apartment. A particular feature of the property is a large covered barbecue outdoor living area set within the rear courtyard. Viewing of this superb home is highly recommended to appreciate all that is on offer.

LOCATION
The property lies at the head of a long, shared driveway, which leads northwards from Hull Bridge Road, as shown by the location plan forming part of these particulars of sale. The property lies on the northern side of the A1035 road within the eastern outskirts of the Historic Market Town of Beverley, close to the village of Tickton. The property has good road connections as a link into Beverley's northern ring-road lies approximately one mile to the west, which in turn links into the southern bypass and the Humber Bridge Northern Approach Road which connects with the region's main motorway network. A local train station in Beverley can be reached within ten minutes by car which allows convenient commuting to the City of Hull, if required.

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.

GROUND FLOOR

ENTRANCE HALL - 18' 1\" x 11' 10\" (5.51m x 3.61m)
With tiling to the floor and walls, this spacious entrance hall has a centrally located open tread timber staircase which leads to a large galleried landing. Off the entrance hall there is a cloakroom with the usual toilet facilities.

CLOAKROOM
With low level w.c. and wash hand basin.

LOUNGE - 24' 3 \" x 18' 2\" (7.39m x 5.54m)
Having tongued and grooved timber flooring and a beamed ceiling, this substantial room has a feature solid fuel stove set within a rustic brick fireplace/chimney breast surround. A secondary staircase leads from the lounge to the upper floor and double opening French doors lead to the rear gardens. Television aerial point.

STUDY - 11' 4\" x 7' 2\" (3.45m x 2.18m)
With views over the front courtyard.

SITTING ROOM - 18' 1\" max x 17' 1\" max (5.51m x 5.21m)
This interesting room is arranged in semi open plan style to an adjoining dining room, there being a central rustic brick fireplace which houses a solid fuel stove that serves both the sitting room and the dining room. Television aerial point.

DINING ROOM - 15' 10\" x 15' 8\" (4.83m x 4.78m)
With tongued and grooved timber flooring and a solid fuel stove set within a rustic brick fireplace surround. A doorway from the dining room leads to the rear courtyard. The dining room is arranged in semi open plan style to an adjoining breakfast room.

BREAKFAST ROOM - 15' 4\" x 13' 1\" (4.67m x 3.99m)
This good sized room with tiled flooring links in open plan style to an adjoining kitchen.

KITCHEN - 17' 3\" x 15' 9\" (5.26m x 4.8m)
With tiled flooring. The kitchen has an extensive range of wall and floor mounted units together with an island unit which has an inset sink and a ceramic hob set within a granite worktop. In addition, there is a Rangemaster gas cooking range and space for an American style fridge/freezer unit, discreetly set within one of the built-in cupboards there is a hot water cylinder and one of the two gas central heating boilers.

ANNEXE
A doorway from the breakfast room leads to the northern wing of the property which could be turned into a self-contained granny flat if required. The accommodation is currently arranged as follows:-

KITCHEN - 16' x 16' 1\" (4.88m x 4.9m)
Having an extensive range of units that incorporate a single drainer sink unit, an integrated Neff oven and hob, together with plumbing for an automatic washing machine and space for a tumble dryer. Off the kitchen there is a good sized store room which houses an additional hot water cylinder and a further gas central heating boiler. Double opening doors lead to a gravelled forecourt.

GAMES ROOM/SITTING ROOM - 17' 10\" x 16' (5.44m x 4.88m)
With tiling to the floor and walls and tongued and grooved boarding to the ceiling. Double opening French doors lead to the inner courtyard and barbecue area.

WET ROOM
This substantial area gives overall dimensions of approximately 17'7\" x 12'2\" having Travertine tiling to the floor and walls. Set within this part of the property there is a Scandinavian sauna approximately 6'6\" x 5'9\" together with a large walk-in shower cubicle with body jets and seating. In addition, there is a large walk-in shower cubicle approximately 7'9\" x 5'2\" with Travertine tiling to the walls and floor together with a separate toilet approximately 6'5\" x 4'7\" containing a low level w.c. and wash hand basin.

FIRST FLOOR

GALLERIED LANDING - 17' 9\" x 12' 6\" (5.41m x 3.81m)
The elegant stairway from the hall leads to a spacious galleried landing from which extensive views across the rear grounds to open countryside are available.

MASTER BEDROOM SUITE
This large suite is made up of a large bedroom, a large walk-in wardrobe/dressing room together with an en-suite bathroom and separate sitting area. The bedroom gives overall dimensions of approximately 16' x 14'4\" having fine open views across open countryside in two directions. There is direct access to a walk-in wardrobe, approximately 8'4\" x 5'8\" with much shelving and hanging space. A doorway from the bedroom leads to a sitting area with views over the rear courtyard adjoining which there is an en-suite bathroom, approximately 8' x 8'1\" containing a freestanding bath with shower attachment, a wash hand basin and w.c., Travertine tiling to the walls and floor.

BEDROOM - 13' x 10' (3.96m x 3.05m)
With views over the rear gardens across open countryside.

BEDROOM 3 - 12' 10\" x 11' 8\" (3.91m x 3.56m)
With open rear countryside views.

BEDROOM 4/GUEST ROOM - 18' x 14' 10\" (5.49m x 4.52m)
Having a separate stairway from the lounge together with a built-in cupboard with shelving.

FAMILY BATHROOM - 10' 6\" x 9' 10\" (3.2m x 3m)
With Travertine tiling to the walls and floor containing a suite comprising a large corner bath, pedestal wash hand basin, low level w.c., together with a separate walk-in shower cubicle.

EXTERNAL

GARAGING
A large garage of block wall/render construction with pitched pantiled roofing gives overall dimensions of approximately 27'9\" wide x 26'5\" deep which has a large up and over door to the front together with an electric light and power supply installed. Attached to the rear of the garage there is a good sized timber store approximately 26'5\" x 9'4\" and to one side of the garage there is a lean-to log store.

WORKSHOP
To the side of the garaging there is a detached Timber Workshop, being built of Double Skin 3/4\" plywood. The workshop is split into 2 sections, 21'2\" x 21'2\" and 19'7\" x 11'9\" each having an electric light and power supply installed. Work benches and joinery machinery can be purchased by separate negotiation.

GARDENS AND GROUNDS
The property is approached from the main road across a shared, long winding drive which leads to a substantial gravelled courtyard which adjoins the garaging, the courtyard being capable of accommodating several motor vehicles. The adjoining farmer has a right of way along the eastern boundary of the courtyard giving a bridged access across a dyke to fields that extend to the north of the property. It should be noted this is a rarely used right of way as the farmer has alternate access to his fields. Double opening timber gates set within a rustic brick wall lead to a large paved courtyard with raised planting beds together with a large timber pergola supported by a series of 10 brick columns. This extensive courtyard extends across the whole of the southern elevation to the main residence and adjoins two other farm conversions who have rights of access.

SERVICES
The property has mains gas, water and electricity. Drainage is by way of a septic tank.

CENTRAL HEATING
The property has a comprehensive gas fired central heating system installed having two independent gas boilers.

INSULATION
The property is double glazed.

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

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.*

FIXTURES & FITTINGS
Certain fixtures and fittings may be purchased with the property together with other freestanding items of furniture but these will be subject to separate negotiation.

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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