Mill Lane, Ryhill, Wakefield £650,000

A substantial four bedroom detached village home on a GENEROUS PLOT with cellar and garage, benefiting from outline PLANNING PERMISSION approved for two additional dwellings. VIRTUAL TOUR AVAILABLE. EPC rating D62.

A substantial former post office, now a spacious detached family home, occupying a commanding position in the heart of the village and set on a generous plot, with outline planning permission approved for two further dwellings. The property also offers excellent potential for those looking to run a small business or work from home, with the added benefit of potential small business rate relief.

With a gas fired central heating system, this comfortable and particularly well proportioned home is approached through a welcoming entrance hall leading to a good sized living room with feature fireplace. On the opposite side of the hall there is a useful office together with a downstairs WC. To the rear of the property is a spacious dining kitchen which continues through to a utility room overlooking the rear garden. To the first floor there are three well proportioned double bedrooms together with a further single bedroom, all served by a house bathroom fitted with a four piece suite. In addition there is a useful cellar with an occasional room currently used as an additional bedroom along with a pantry and a large garage.

The property is situated in the heart of this popular village within easy reach of a good range of local shops, schools and recreational facilities. A broader range of amenities are available in the nearby city of Wakefield which also has a mainline railway station and ready access to the national motorway network.

ACCOMMODATION

RECEPTION HALL
A composite front entrance door leads into the reception hall with central heating radiator, wood effect laminate flooring and staircase leading to the first floor.

DINING ROOM (4.70m x 4.70m (15'5" x 15'5"))
Large window and UPVC door to the front elevation, underfloor heating and useful built in cupboard.

W.C. (2.40m x 1.00m (7'10" x 3'3"))
Fitted with a modern cloakroom suite comprising low flush WC with concealed cistern and wall mounted wash basin with drawer beneath and extractor fan.

KITCHEN (4.90m x 5.00m (16'0" x 16'4"))
A spacious farmhouse style kitchen fitted with a range of modern wall and base units with IROKO Hardwood worktops incorporating a ceramic Belfast sink. Natural gas Aga with hot plates, warming plate and four ovens. Ceramic tiled floor, integrated fridge and freezer, pull out larder cupboards and door leading to the cellar head. Views over the rear decked patio and garden.

UTILITY ROOM (3.10m x 1.40m (10'2" x 4'7"))
Window overlooking the rear, further fitted cupboards with IROKO Hardwood worktops, stainless sink unit, secondary oven with four ring hob with extractor hood, space and plumbing for washing machine and tumble dryer, central heating radiator and external door to the side.

LIVING ROOM (4.70m x 4.60m (15'5" x 15'1"))
Large window to the front elevation, two double central heating radiators, new varnished floorboards, built in cupboards and display shelving, and feature fireplace with wooden surround, cast iron insert and stone hearth housing a grate for an open fire.

GARAGE (6.50m x 4.20m (21'3" x 13'9" ))
Up and over door to the rear with steps leading up to the main cellar area.

CELLAR ROOM ONE (4.30m x 2.90m (14'1" x 9'6" ))
Low level window to the side and double central heating radiator, currently used as a bedroom.

CELLAR ROOM TWO (4.50m x 1.50m (14'9" x 4'11" ))
Large storage room housing the zoned gas fired central heating boiler and single radiator.

CELLAR ROOM THREE (4.40m x 1.20m (14'5" x 3'11" ))
Double central heating radiator.

FIRST FLOOR LANDING
Access to four bedrooms and the house bathroom. Single radiator.

BEDROOM ONE (4.7m x 4.5m (15'5" x 14'9"))
Window to the front elevation, new varnished floorboards, two double central heating radiators and feature fireplace housing a cast iron wood burning stove.

BEDROOM TWO (4.4m x 3.5m (14'5" x 11'5"))
Window to the front elevation, central heating radiator and new varnished floorboards.

BEDROOM THREE (3.9m x 3.6m (12'9" x 11'9"))
Window overlooking the rear elevation, central heating radiator and dado rail.

BEDROOM FOUR (3.5m x 1.5m (11'5" x 4'11"))
Window to the front elevation and single radiator.

HOUSE BATHROOM/W.C.
Window to the side elevation and fitted with a four piece suite comprising jacuzzi bath, separate shower cubicle with twin shower head design and glazed door, vanity wash basin and low flush WC with concealed cistern. Central heating towel rail, airing cupboard housing unvented mains hot water cylinder.

OUTSIDE
To the front is a private forecourt for parking. Externally, immediately to the rear of the house is a raised decked patio seating area, ideal for outdoor entertaining with a coal and wood storage area. At ground floor level there is a large lean to structure providing sheltered entertaining space or covered vehicle storage. The driveway leads to the integral garage and car port with power and lighting. Beyond the driveway is an allotment style garden with polytunnels, two greenhouses and raised beds. There is also a wooden summer house and a further large shed/outbuilding. A substantial additional area of land lies to the side of the property.

PLANNING PERMISSION
Outline planning permission has been approved (ref: 25/01435/OUT) for the residential development of two self build dwellings on the adjoining land. The proposal is for a pair of two detached houses, each comprising a large living dining kitchen, entrance hall and guest WC to the ground floor, two bedrooms with one en suite to the first floor, and two further bedrooms, house bathroom and study to the second floor.

COUNCIL TAX BAND
The council tax band for this property is B.

FLOOR PLANS
These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

VIEWINGS
To view please contact our Wakefield office and they will be pleased to arrange a suitable appointment.

EPC RATING
To view the full Energy Performance Certificate please call into one of our local offices.