The Smithy Old Hall Road Upper Batley WF17 0AX

Originally part of Batley Hall Farm, this tasteful four bedroom barn conversion is situated in the sought after area of Upper Batley and has commanding views over open countryside. 

It is within easy reach of the M62 motorway network and local towns including Leeds, making it an ideal purchase for the commuter or a city dweller wanting a country retreat.

Being stone built, this extremely spacious residence has been thoughtfully designed to make the most of the pleasant views.  It has gas central heating and double glazing and maintains many original features.

The ground floor accommodation consists of four generous bedrooms, the master with modern fully refurbished en-suite, cloakroom and family bathroom. 
To the first floor is the kitchen, large dining room and spacious lounge.  There is a single garage and flagged and cobbled courtyard to the front.

Ground Floor

Entrance Hall
Timber and glazed entrance door, ceiling cornice, tiled flooring and staircase to the first floor

Cloakroom
Extractor fan, ceiling cornice, low level flush W.C and hand wash basin.

Second Hallway
With ample natural light from the double glazed windows and glazed former barn door with feature original stone features.  Exposed beams and central heating radiator.

Bedroom 1
22’01” x 14’02”  4.34m x 6.73m
This generous sized bedroom has a double glazed window over looking the countryside, central heating radiator and beams to the ceiling.  With telephone and television points and featuring a range of fitted wardrobes.  Leading to

En-Suite Bathroom
The part tiled en suite comprises of a three piece bathroom suite consisting of a stand alone panelled bath with mixer taps and shower over, low level flush WC and pedestal hand wash basin with vanity unit.  Having a steel radiator, ceiling cornice, tiled flooring, coving to ceiling and spot lights.

Bedroom 2
14’03” x 9’06”  4.34m x 2.90m
Double glazed window to the rear elevation with views, central heating radiator and exposed beams.  Featuring a range of fitted mahogany wardrobes with bridging unit.

Bedroom 3
11’00” x 9’04”  3.36m x 2.84m
This good sized bedroom has a double glazed bedroom to the rear elevation with views, internet and telephone point, gas central heating radiator and exposed beams.

Bedroom 4  
15’15” x 8’59”    2.62m x 4.62m
Double glazed window to the front with radiator and ceiling spot lights.

Bathroom
Featuring a white suite comprising of a corner shower cubicle with thermostatic shower, pedestal sink and low level flush WC.  Double glazed obscure window, central heating radiator, part tiled walls and extractor fan.

Landing
Galleried over the staircase with timber balustrade, newel posts and handrail.  Leading into first floor:

Dining Room
30’03” x 14’11”  9.15m x 4.30m
Classed as a dining room for brochure purposes this extensive room could be utilised for a variety of purposes.  There are three double glazed windows, two with impressive views, four central heating radiators and original roof timbers  Leading onto the

Lounge
27’10” x 18’01”  8.26m x 5.48m
Five double glazed windows, three with fantastic views, four central heating radiators, five wall lights and spot lights set within the impressive roof beam structures.  Built in book cases with cupboards under either side of the chimney breast.  Feature stone fire surround with inset living flame gas fire and TV aerial point.

Kitchen
11’06” x 14’09”  3.36m x 4.51m
Front and rear double glazed windows.  Featuring a range of bespoke mahogany fitted wall, base and illuminated display units, large larder unit and co-ordinating marble work surfaces with complementing tiled splash back.  Corner display shelving, wine rack and marble breakfast bar.  Stainless steel sink and drainer unit with mixer taps and fridge freezer built under.  Plumbing for automatic washing machine and airing cupboard.  With built in marble green electric double oven with four ring halogen hob.

Exterior
The Smithy is approached through an arch and is tucked away in the left hand corner.  There is a small amount of land surrounding the outside frontage.  It has a stone flagged and cobbled courtyard providing parking and a sitting area.  This in turn leads to the single integral garage which has light, power and water and still have the original drainage channels.  The central heating boiler is also located here.

Directions
From Silks Estates carry on the A652 Bradford Road towards Batley.   Carry straight on at the Hick Lane traffic lights and at the Batley Field Hill junction take your first right.  Continue to the top and turn right for Timothy Lane then immediate turning left for Old Hall Road.  Carry straight on this road and continue as the road bears left.  Then look for an arch entry into the courtyard on your left and the property is situated on your left hand side in the corner.  
Viewing strictly by appointment only with the appointed agents Silks Estates

IMPORTANT INFORMATION

The boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of way. All prospective purchasers should make their own enquiries before proceeding to exchange of contracts Under the Property Misdescriptions Act we endeavour to make our sales details accurate and reliable but they should not be relied upon as statements or representations of fact and they do not constitute any part of an offer of contract.

Photographs are for illustration only and may depict items, which are not for sale or included in the sale of the property. Note the above measurements are approximate and for guidance only. A detailed survey has not been carried out. Measurements may have been taken with an electronic measure and whilst we believe to be a good representation, may be subject to variation or mechanical error.