Water Hill Lane, Sowerby Bridge

<u>Valley Views from Water Hill Lane: A beautifully presented home with spectacular views</u>

Exterior & First Impressions

Approaching the property, the residence immediately makes a striking impression with its crisp, newly rendered exterior and recently installed double-glazed windows throughout, presenting a tidy and modern facade. A private front driveway provides convenient off-road parking for two vehicles, setting a welcoming and effortless tone from the moment you arrive.

Ground Floor Living & Kitchen Space

Stepping inside, you are greeted by an interior that is beautifully decorated and meticulously maintained across every room. The entrance opens naturally into the main living heart of the home: a breathtaking open-plan lounge and dining room designed to maximize natural light and social flow. The snug, tucked away lounge, gives cozy vibes while giving way to the well-proportioned dining area, which features a magnificent, large picture window framing far-reaching, south facing, sweeping views across the valley and filling the space with an ever-changing natural backdrop throughout every season. Positioned adjacent to the living areas, the original garage has been thoughtfully converted into a modern kitchen, blending seamless functionality with contemporary design.

Versatile Lower Ground Floor Conversion

Following the natural flow of the home downward, the lower ground floor reveals a versatile, converted level that is open to interpretation depending on your lifestyle requirements. This quiet sanctuary space can easily serve as an expansive additional double bedroom, a peaceful home office away from the main living quarters, an inspiring creative studio, or a cozy secondary lounge.

Upper Floor Bedrooms, Bathroom & Loft Potential

Ascending to the upper floor, the accommodation offers three beautifully proportioned bedrooms. These include two spacious double bedrooms bathed in light, alongside an additional single bedroom perfectly sized as a charming nursery, quiet study, or dedicated dressing room. A stylish three-piece bathroom suite serves this floor. Adding further value, access leads up to a fully boarded loft complete with a Velux window, offering vast potential for a full future conversion subject to necessary consents.

Outdoor Haven & South-Facing Garden

Outside to the rear, the south-facing garden has been cleverly crafted to embrace outdoor living and entertaining. Layered wooden decking steps down gracefully onto a quiet lawned area, creating distinct sun-drenched zones for alfresco dining, morning coffee, and summer relaxation while continuing to absorb those glorious valley vistas.

Get ready for speedier, smoother and more successful sales with Sale Ready properties!

The vendors have opted to provide a legal pack for the sale of their property which includes a set of searches. The legal pack provides upfront the essential documentation that tends to cause or create delays in the transactional process.

The legal pack includes:

Evidence of title

Standard searches (regulated local authority, water & drainage & environmental)

Protocol forms and answers to standard conveyancing enquiries

The legal pack is available to view in the branch prior to agreeing to purchase the property. The vendor requests that the buyer purchases the searches provided in the pack which will be billed at £360 (inc. VAT) upon completion.

MATERIAL INFORMATION

Tenure Type: Freehold

Council Tax Band: C

Construction Type: Standard Construction

Sources of Heating: Gas central heating

Sources of Electricity supply: Main Supply

Sources of Water Supply: Main Supply

Primary Arrangement for Sewerage: Main Supply

Broadband Connection: Standard – 13mbps, Superfast - 52 mbps, Ultrafast - 10000 mbps

Mobile Signal/Coverage: O2 - 3 EE- 2 Three – 2 Vodafone - 3

Parking: Drive

Building Safety: No Known Issues

Listed Property: No

Restrictions: Unknown

Private Rights of Way: Unknown

Public Rights of Way: Unknown

Flooded in Last 5 Years: No

Planning Permission/Development Proposals: None

Entrance Location: Ground Floor

Accessibility Measures: Not Suitable for Wheelchair Users

Located on a Coalfield: Unknown

Other Mining Related Activities: Unknown

ROOM SIZES

Lower Ground Floor

• Flexible Converted Space (Bedroom 2 / Lounge / Studio / Office): 3.30m x 3.10m

Ground Floor

• Open Plan Living Room: 3.86m x 3.68m

• Open Plan Dining Room: 5.33m x 2.96m

• Converted Kitchen: 5.58m x 2.69m

• Entrance Hallway

First Floor

• Bedroom 1 (Double): 3.86m x 2.44m

• Bedroom 3 (Double): 3.21m x 2.96m

• Bedroom 4 (Single / Nursery): 2.12m x 1.95m

• Family Bathroom (3-Piece Suite): 2.20m x 2.12m

Loft Level

• Boarded Loft Space (with Velux Window)

ANTI-MONEY LAUNDERING: Should a purchaser have an offer accepted, they will need to meet our legal requirements under Anti Money Laundering Regulations (AML). We use a specialist third-party service to verify your information and the cost of these checks is £25 per person, which is paid in advance, when an offer is agreed and prior to a memorandum of sale being produced.