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" Green Royd Farm is a delightful 3 bedroomed semi detached cottage nestling within the heart of Norwood Green yet having the benefit of open countryside views and offering spacious living accommodation.

Briefly comprising: Breakfast kitchen, dining room, lounge, conservatory, 3 bedrooms, en suite, family bathroom, garage and garden.

Leeds approx 14 miles. Manchester approx 44 miles.

THE ACCOMMODATION COMPRISES GROUND FLOOR Breakfast kitchen
Dining room
Lounge
Conservatory FIRST FLOOR Master bedroom
Bedroom two
En suite
Bedroom three
Family bathroom LOCATION Norwood Green is one of Calderdale?s premier locations, offering a combination of a semi- rural location coupled with convenience. Norwood Green provides excellent access to the M62 network for the cities of Leeds, Bradford and Manchester. Both Manchester and Leeds/Bradford International Airports are easily accessible. GENERAL INFORMATION Green Royd Farm retains a wealth of original features throughout, including beamed ceilings, deep window sills and mullion windows. The property is entered through the conservatory, which benefits from a cloaks/storage cupboard and accesses the inner hallway. Through to the spacious breakfast kitchen with a tiled floor and a range of base, drawer and eye level units in dark wood and housing integrated appliances including a dishwasher, washing machine, freezer, double 'Rangemaster' oven and four ring gas hob. The kitchen benefits from a feature inglenook fireplace and cosy built in seat. From the kitchen into the spacious dining room, which features a multi fuel stove housed in a stone fireplace. Through the dining room into the lounge with dual aspect mullion windows, beamed ceiling and a feature fireplace with a Victorian style cast iron fire surround and living flame gas fire.

To the first floor are three spacious bedrooms, the master benefitting from a range of fitted wardrobes, the original cast iron fireplace and open countryside views. The second bedroom has the benefit of an en suite shower room and a fitted storage cupboard. Bedroom three is a spacious 'L' shaped room and benefits from character beam work. The family bathroom benefits from a pine wood floor and features a Victorian style three piece suite in white with a free standing roll top bath with shower over and WC with high level cistern. EXTERNALS The property is approached by a lane and opens into a shared gravelled area. The property benefits from a single garage and parking for up to three vehicles. The large enclosed garden is mainly laid to lawn with mature planting, a flagged patio area and garden shed. Green Royd Farm also benefits from superb rural views stretching beyond the property. FIXTURES AND FITTINGS Only fixtures and fittings specifically mentioned in the particulars are included within the sale. Items not mentioned such as carpets and curtains may be available subject to separate negotiation. LOCAL AUTHORITY Calderdale MBC WAYLEAVES,EASEMENTS AND RIGHTS OF WAY The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. NOTES Electrical and other appliances such as gas supply, private water supplies etc have not been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. SERVICES We understand that the property benefits from all mains services, which should be checked by any prospective purchaser. TENURE Freehold with vacant possession upon completion. DIRECTIONS TO From Halifax Town Centre proceed on the A58 Leeds Whitehall Road towards Hipperholme. Proceed straight through the traffic lights at Hipperholme and continue for approximately 1.5 miles then turn left into Rookes Lane. Follow this road to the T-junction then take the rough track which is in front of you, slightly to the left. Follow the track to the end and Green Royd Farm is the property on the left with the conservatory.

Satellite navigation- HX3 8QE "