An impressive RESIDENTIAL SMALLHOLDING with stone-built detached house (1,785 sq ft), south-facing garden, small paddock and a large grass field to the rear – the whole extending to about 4 acres. Situated 2 miles west of the A1 motorway, just off the A64 Leeds – York trunk road.

The house which dates in part from over 200 years, when it was a Toll-house on the Leeds/York road, has been extensively improved to a high standard during the last nine years and retains many character features. A fully appointed study/office stands close to the house, part of a generous-sized garage block (for 2 cars). A courtyard provides further convenient hard-standing.

ENTRANCE PORCH, HALL, SITTING ROOM, DINING ROOM
WELL-FITTED DINING-KITCHEN, UTILITY & LAUNDRY
3 BEDROOMS, EN-SUITE SHOWER ROOM & DRESSING AREA, LARGE FAMILY BATHROOM
LPG CENTRAL HEATING, UPVC DOUBLE GLAZING
2 GARAGES & LARGE OFFICE

Having handsome light oak entrance door. Three double-glazed windows to both side and front. Beamed ceiling. Flagged floor. Wall-mounted coat hooks. Access to loft space for storage. Stable door to:

14’ x 12’2” fitted with a range of wall and base units with woodblock worktops and a Belfast-style ceramic sink. Belling 100cm wide electric range cooker, with extractor hood above, set into chimney recess. Built-in refrigerator and dishwasher. Upvc window to side. Flagged floor. Beamed ceiling. Open plan to inner hallway. Steps down to the utility room and the separate laundry room.

8’10” x 6’ fitted with base units with worktops matching the kitchen. Double-glazed window to front. Built-in shelving. Wood-boarded floor. 3 spot-light ceiling light.

6’ x 4’10” plumbed for washing machine. Space for free-standing vertical freezer. Double-glazed window to front. Wall-mounted Glowworm LPG gas-fired boiler.

Pine panelled walls. Staircase to the first floor. Large storage/cloaks cupboard. Small-paned, glazed double doors to the lounge. Carpet.

Fitted with two piece white suite comprising w.c. and hand-basin. Upvc double-glazed window. Understairs storage cupboard.

22’9” x 14’10” (max. width) extended to the rear with feature rustic oak framework to the eaves and double-glazed windows on two sides and pair of doors opening onto the rear garden. Two more double glazed windows overlooking the rear courtyard. T.V. point. ‘CAT 5’ cable point. Carpet.

14’6” x 14’ having upvc double doors to the adjacent decked area and garden. Upvc double-glazed window to side. Traditional stone fireplace with solid fuel grate. Exposed hardwood boarded floor. Wood panelled walls with feature beams and ornamental plate racks. Two wall light points. Large electrically-operated sun awning to the exterior, above the French windows.

Upvc double-glazed windows to two sides. Beamed ceiling with recessed ceiling spot-light. Access to loft hatch. Carpet.

14’3” x 12’4” with two upvc double-glazed windows. Oak flooring. Exposed feature beams to vaulted ceiling. Two steps down to en-suite shower room. Door and two steps down to the large dressing room.

7’3” x 6’ having upvc double-glazed window. Framework for wardrobe area with hanging rails (without doors) and fitted shelving. Airing cupboard housing hot water cylinder. Access to loft space. Laminated wooden floor-covering.

6’6” x 6’7” fitted with a white suite comprising corner shower cubicle fitted with tank fed shower valve, Shires pedestal basin and w.c. Full height white tiling to all walls and tiled floor. Window.

14’6” x 14’6” with upvc double-glazed window to side with deep window sill, and second window to rear. ‘Art Deco’ fireplace. Vaulted ceiling with exposed feature beams. 3 wall lights. Carpet.

12’8” x 8’ having three upvc double-glazed windows to two aspects. Access to roof space. Carpet.

12’6” x 6’3” fitted with a four piece white suite comprising a large raised bath with a step-up, separate shower cubicle with tank-fed shower, vanitory wash-basin with cupboard below and w.c. Partly tiled walls. Laminated wooden floor-covering. Built-in shelving. Heated towel rail. Upvc double-glazed window.

Radiator central heating and domestic hot water provided by the modern Glowworm LPG gas-fired condensing boiler located in the utility room, with a pressurised hot water storage tank in the dressing room.

21’4” x 16’3” garage with pair of electrically-operated roller doors, electric power and light.

(part of the garage block) 16’ x 15’9” having large upvc double glazed window (behind the roller door) overlooking the courtyard. Personnel entrance door. Two further upvc replacement windows overlooking the field to the rear. Loft storage. This room is fully fitted out as a working office area with ‘CAT 5’ wiring and power.

Adjoining the parking area at the front of the house and adjoining the office are two good sheds for garden equipment and storage.

The property is approached by secure remote-controlled pair of entrance gates which lead to a sweeping block-paved driveway with a generous amount of turning space and hard-standing.

The whole, level garden is attractively landscaped and well-maintained. The rear lawned garden faces south and leads to a grass paddock of approximately 0.25 acre with gated access from Kiddal Lane.

A well-fenced, level and fertile grass field of regular shape, extending to 2.86 acres, which is fenced along three sides with a recently-erected wooden posts and 3-rails fence, with an established hedge along the fourth side.

Sown in 2010, after a long period of arable cultivation, with a general purpose grass seed and mown since its establishment. Mains water is available from a tap mounted on the outside of the garage block.

Tenure: Freehold with vacant possession on completion.

Fixtures & Fittings: Items described in these details are included in the sale; all other items are excluded unless agreed otherwise by the vendor.

Services: Main services which are connected to the house comprise water and electricity. Foul drainage is to a septic tank. A bulk LPG storage tank supplies the heating boiler. Services, fixtures and equipment referred to in these sales details have not been tested unless stated otherwise, and no warranty can be given about their condition.

Local Authority: Leeds City Council – Council Tax valuation band ‘D’.

Viewing: By appointment with the Agent.

Full details available in the Agent’s office.

From Tadcaster and the east, take the A64 trunk road towards Leeds and cross over the A1 motorway. Continue for 2 miles until you reach The Fox & Grapes public house on the left hand side. Turn left towards Potterton and Barwick in Elmet. Bar House Farm is the first house on the left after about 200 yards.

Leeds city centre is about 8 miles to the west; York is about 14 miles; Wetherby is about 7 miles and Harrogate about 15 miles.

The village of BARWICK IN ELMET, 2 miles to the south, provides local facilities including a primary school, village shop, village hall, 3 public houses and a historic church.

The market town of TADCASTER, 6 miles to the east, set in the scenic river Wharfe valley, provides good primary and secondary schools, including the renowned Grammar School, and a range of shopping facilities, together with a modern Sainsbury’s supermarket, medical centre, award-winning swimming pool with gymnasium and sports centre. For further details, visit the town’s web-site www.tadcaster.uk.com