• No upper vendor chain
• Front & rear garden
• Far reaching views
• Grade ll listed cottage
• Utility Room

Gertie's Cottage is a delightful Grade ll listed cottage situated within the grounds of the exceptional Royds Hall Estate. Providing two bedroom accommodation over two floors this property would be of particular interest to the young growing families or those looking for space to work from home.

Internally the property briefly comprises; entrance hall, lounge, kitchen, utility room and bathroom to the ground floor. Two bedrooms to the first floor, the principal bedroom benefiting from wardrobe space and ensuite WC. Externally the property benefits from a lawned garden to the front elevation and patio gardens to the rear with stone built outbuilding and raised flower beds.

Entrance Hall
A solid timber door leads through to the entrance hall with an open staircase which leads to the first floor landing.

Lounge
Leading through to the well presented lounge with a solid fuel stove set within a stone hearth, feature traditional oak wall with exposed beams and a window seat and leaded glass mullion windows to the front elevation which overlook the garden.

Kitchen
A timber door accesses the spacious kitchen boasting an extensive range of shaker style fitted base, drawer and eye level units with tiled worksurfaces and splashbacks, inset porcelain double sink with central mixer tap, inset ceiling spotlights and a window the rear elevation with stone sill. An external door leads out to the rear garden.

Utility Room
Housing the two year old combi boiler.

Bathroom
The house bathroom which is accessed off the kitchen benefits from a modern four piece suite comprising; walk in shower with glass shower screen, wash hand basin with central mixer tap, low flush WC, freestanding oval bath, tiled flooring and splashbacks, chrome heated towel rail and window to the side elevation.

Landing
A timber galleried landing accesses the two bedrooms and overlooks the kitchen.

Principal Bedroom
A wonderful principal bedroom with traditional oak doors, exposed feature beams, windows to the front and side elevation. A timber panelled door leads through to separate wardrobe space with velux skylight window.

En-suite
Positioned off the principal bedroom is the en-suite WC benefiting from a two piece suite comprising; low flush WC, wash hand basin with central mixer tap, velux skylight window and tiled splashbacks.

Bedroom Two
A generous second bedroom with exposed feature beams, built in cupboards and traditional oak door.

Externals
The cottage is approached through a wrought iron gate, with a manicured lawn to one side and surrounded by wrought iron fencing and hedging. To the rear of the property there is a large flagged patio area with far reaching open views, raised flower beds and a stone-built store room.

Directions
From Halifax town centre proceed along the A58 towards Shibden & Stump Cross. At Stump Cross traffic lights take the left-hand fork towards Northowram and follow the road until reaching Shelf roundabout. At the roundabout proceed straight across and continue through Shelf. Continue straight forward, passing the Tesco's Supermarket on the left-hand side, until taking a right turning before the Zebra crossing onto Royds Hall Lane, which becomes Abb Scott Lane. Take your third right into Fenwick Drive and proceed passing Dunnington Walk on your left and Woodside Academy is on your right. Turn left onto Lingdale Road then immediately right onto Royds Hall Lane, a private drive leading up to Royds Hall. Continue forwards then round to the left where Royds Hall Cottages can be found on the left-hand side. (Gertie's Cottage is the cottage on the left).

For Satellite Navigation - BD6 2PG which will take you to Woodside Academy

Disclaimer
Please Note: None of the services or fittings and equipment has been tested and no warranties of any kind can be given; accordingly, prospective purchasers should bear this in mind when formulating their offers. The Seller does not include in the sale any carpets, light fittings, floor covering, curtains, blinds furnishings, electrical/gas appliances (whether connected or not) unless expressly mentioned in these particulars as forming part of the sale.