House for sale in BUTTS LANE, CROSS STONE, TODMORDEN - 4 bedrooms

2 in 1 Superb Grade II listed farmhouse and converted barn creating a beautiful family home set in approximately 4 acres of good grazing land, enjoying panoramic views. Easy commute to Leeds, Manchester and beyond

Standing upon the wonderful hilltop location and enjoying some stunning far reaching views extending over the upper Calder Valley, Killup Farm comprises a very substantial Grade II listed Farm House and Barn residence, beautifully converted throughout and sympathetically restored by the present Vendor. With easy division into two properties (subject to the usual consents) if required the property retains excellent scope and would also appeal to those with equestrian interest as it also retains approximately four acres of grazing land. The accommodation briefly comprises: Entrance Lobby, Dining Room, Farmhouse Dining Kitchen, fabulous and substantial Drawing Room with exposed beam work (being converted from the former adjoining barn), Snug, Study, Ground Floor House Bathroom, Laundry Room, Formal Entrance Hall and substantial workshop, but again retaining excellent scope to convert into a Reception Room, Gym or Leisure Room. The Upper Floor comprises: Landing with balustrade looking down into the formal entrance area, further access to the Drawing Room with Library/Study area, four Bedrooms with Principal and second and third bedrooms enjoying en-suite facilities, together with separate shower room. Externally Killup Farm retains approximately four acres of good grazing land together with garden incorporating kitchen garden, Yorkshire Stone flagged sitting areas and ample private parking.

Property Reference 05837

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Ground Floor

Entrance Lobby
Attractive tiled flooring with doors opening into the:

Dining Room  (Dimensions : 17'10" (5.44 M) x 18'7" (5.66 M))
A very spacious dining room with ample entertaining space, multi fuel stove, windows to the front aspect, access to the farmhouse kitchen, attractive barn door full height window providing ample natural light to the room, and further access to the snug. Excellent stairwell accessing the drawing room and library area.

Drawing Room  (Dimensions : 32'4" (9.86 M) x 12'9" (3.89 M))
Now forming part of the original barn with various windows looking into the Calder Valley, offering the breathtaking panoramic views, feature Inglenook fireplace with multi fuel stove inset situated on a stone flagged hearth and full height ceiling, again enjoying the very attractive exposed beam work.

Library/Study Area
A snug sitting area, conveniently situated within the main living accommodation.

Study/Bedroom 5  (Dimensions : 11'2" (3.40 M) x 11'1" (3.38 M))
A good size room being very versatile, windows facing the rear aspect.

Dining Kitchen  (Dimensions : 19'5" (5.92 M) x 18'7" (5.66 M))
A high quality fitted kitchen with a good range of base units and featuring the excellent inglenook fireplace with Multi fuel stove inset, and attractive exposed Yorkshire stone flagged flooring. Exposed heavy beamed ceiling, windows looking into the rear aspect, sink unit, range cooker and spot lighting. Ample dining space. Integral access to the 'snug'.

Snug/3rd Reception  (Dimensions : 19'2" (5.84 M) x 11'6" (3.51 M))
A versatile and substantial room currently being used as a study. Access to the second entrance lobby.

Bathroom  (Dimensions : 7'9" (2.36 M) x 5'3" (1.60 M))
A very high quality suite with rolled top, free standing bath, W/C, and hand basin.

Formal Entrance Hall
Front entrance door, flagged flooring, access to the upper level.

Laundry Room
Stone slate flooring, entrance door, plumbing for washing machine, and housing the boiler unit.

Workshop/Gym
A very generous room with great scope for various uses. Enjoying its own separate access the space is great for those wishing to work from home etc.



First Floor

Landing
With access to all rooms.

Bedroom 1  (Dimensions : 18'5" (5.61 M) x 18'9" (5.72 M))
A well proportioned Principal bedroom with exposed beam work. Windows facing the rear aspect, wall mounted lighting and access to the en suite.

En-Suite Facility
High flush W/C, hand basin and shower cubicle.

Bedroom 2  (Dimensions : 19'8" (5.99 M) x 12'2" (3.71 M))
Second bedroom with high beamed and pitched ceiling windows to the side and rear aspects, with access to

En-Suite Shower Room
Shower cubicle, W/C, hand basin, tiled flooring and window facing the rear aspect.

Bedroom 3  (Dimensions : 13'4" (4.06 M) x 9'10" (3.00 M))
Window facing the front aspect, exposed beam work and access to:

En-Suite
Rolled top shower bath, W/C, hand basin, tiled flooring and beam work. Window facing the front aspect.

Bedroom 4  (Dimensions : 11'7" (3.53 M) x 11'11" (3.63 M))
A double bedroom with windows again facing the rear aspect.

Shower Room
Shower cubicle hand basin, and W/C. Tiled flooring.



Exterior

Killup Farm retains approximately four acres of good grazing land together with garden incorporating kitchen garden, Yorkshire Stone flagged sitting areas and ample private parking.



Agents Notes

Killup Farm comprises a very substantial residence with the current accommodation being imaginatively converted into the former barn, forming a very substantial residence where scope to sub-divide could be appealing to the discerning purchaser. Subject to the usual consents.
· Spring Water
· LPG gas
· Grade II listed
· Tractor Shed - 9m x 6m
Close to trans-Pennine rail links and motorway network for the commercial centres of both Leeds and Mancester