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Morning Field Farm, Pontefract, WF8
Offers invited £875,000, 5 bedrooms, for sale

Key features

  • Attractive semi rural position
  • Flexible and spacious
  • Farmhouse with nearly 4 Acres
  • Attached Annex
  • 4/5 Dble beds, 2 kit's & 2 bath's
  • Electric gates & double garage
  • Beautifully presented
  • 2 kitchens & 2 bathrooms

Property Description

THIS FINE EXAMPLE of COUNTRY LIVING OFFERS a PERFECT BLEND of SUBSTAINTIAL and FLEXIBLE LIVING ARRANGEMENTS with all the REQUIREMENTS of MODERN DAY TO DAY LIVING. SURROUNDED by OPEN COUNTRYSIDE and enjoying a PADDOCK OF AROUND 3 ACRES which ADJOINS the GENEROUS, WELL TENDED and ESTABLISHED GARDENS. Suitable for a variety of discerning purchasers who upon inspection will see a DAY/SUN ROOM with NATURAL LIGHT IN ABUNDANCE, lounge, sung, FITTED BREAKFAST KITCHEN, utility, attached ANNEX with independent kitchen, bedroom, 4 piece bathroom and conservatory. In the main house there are 4 double bedrooms (ensuite to master) and a modern family bathroom. A ground source heat pump and solar panels are in situ and a useful keeping cellar provides storage in addition to a double garage.

ON THE GROUND FLOOR
DAY/SUN ROOM & DINING AREA 35' ave 38'9" max x 11' (10.67m ave 11.81m max x 3.35m)
With natural light flooding in through the 4 Velux skylights and windows to the rear elevation looking out over the garden and beyond, over adjoining fields. Two access doors lead to the exterior of the property and 3 further internal doors lead to the conservatory, sitting room and kitchen respectively. With a quarry style tiled floor, a fitted corner bench seat, double cupboard housing the boiler and cylinder served by the Green Line IVT ground source heat pump.

SITTING ROOM 20'6" x 13' max (6.25m x 3.96m max)
With far reaching views over the rolling countryside to the front of the property, sliding patio doors through to the Day Room and an attractive rustic brick fireplace with oak inset mantle. Which incorporates within a wood burning stove. A centrally positioned staircase rising to the first floor is just off the sitting room.

CLOAKROOM 7' x 6'2" (2.13m x 1.88m)
With tiled flooring, extensive views over the surrounding area and access from the kitchen and sitting room respectively.

SNUG 13' x 12'4" (3.96m x 3.76m)
A comfortable space ideal for reading and relaxing. There is an traditional brick fire surround with a period open fire inset.

KITCHEN 12' x 15'7" max (3.66m x 4.75m max)
A contemporary fitted breakfast kitchen comprising an abundant range of white wall and base units with stainless steel bar handles, complemented by granite working surfaces. A double bowl sink with mixer tap and an instant boiler tap over is set within the worktops and the kitchen is further equipped with an integrated dish washer, 4-ring electric hob with extractor canopy over, twin side by side double ovens including electric fan assisted oven, steam oven, microwave and grill. Tall boy fridge and freezer units are also integrated and a centrally positioned breakfast bar with granite top provides a hub to this family friendly space.

UTILITY 9'3" x 6'4" (2.82m x 1.93m)
With a range of wall and base units in white with working surfaces incorporating a twin side by side double sink with mixer tap over. Quarry tiled style floor, coloured glass tiled splash-backs, heated towel radiator and convenience door leading to the exterior of the property.

ANNEX / GUEST ACCOMMODATION
ACCESS HALL 11'2" x 9'6" max (3.40m x 2.90m max)
Providing access to the main house and the annex.

KITCHEN 10'7" x 7'6" max (3.23m x 2.29m max)
Fitted with a range of wall and base units in a country pine finish, complementary working surfaces incorporating a 1½ bowl inset sink unit, 4-ring electric hob, tiled floor and a door leading to the steps down to the:-

KEEPING CELLAR 12' x 13' max (3.66m x 3.96m max)
A useful keeping cellar with a central heating radiator and a stone table.

ANNEX/GUEST BATHROOM 10' x 7'1" (3.05m x 2.16m)
Fitted with a 4-piece white suite comprising panelled bath, shower cubicle, pedestal hand wash basin and low level wc. Complementary tiled walls and floor.

ANNEX/GUEST BEDROOM 13'2" x 12'5" (4.01m x 3.78m)
With French doors to the conservatory, which in turn leads back to the day room / garden room mentioned earlier.

CONSERVATORY 12'6" x 11'2" (3.81m x 3.40m)
With tiled flooring, Velux skylight and overlooking the garden.

FIRST FLOOR
MASTER BEDROOM 12'2" x 9'6" (3.71m x 2.90m)
With a picture window enjoying far reaching views, fitted robes providing a range of hanging and shelving, spotlights to the ceiling and steps rising up to:-

EN SUITE 8'10" x 4'5" ave (2.69m x 1.35m ave)
A contemporary shower room with a shower cubicle, low level wc, vanity hand wash basin and waterfall tap over, complementary tiled walls and floor and heated towel rail.

BEDROOM 2 11'8" x 9'1" (3.56m x 2.77m)
With views over the surrounding area, pedestal hand wash basin, walk-in wardrobe over the stairwell and loft hatch providing access to a roof void.

BEDROOM 3 12' ave x ..... (3.66m ave x 0.00m)
With far reaching views again over the adjoining countryside.

BEDROOM 4 12' x 7'6" (3.66m x 2.29m)
With dual aspect to the side and rear of the property.

FAMILY BATHROOM
Fitted in a wonderful blend of modern and traditional designs with a panelled bath and vanity hand wash basin with matching panels to the bath and cupboards to the vanity, waterfall mixer taps, low flush wc, heated towel rail and tiled walls & floor.

OUTSIDE
Extensive gardens and additional amenities land surround the property, but are predominantly positioned to the rear. A range of well stocked beds, borders, evergreen and deciduous trees complement this well tended and extensive curtilage. With a block paved driveway providing ample off road parking to the side of the property which in turn lead to a double detached garage with a convenience door. Remotely operated electric gates provide security. The plan included with this brochure illustrates the proposed Title to be offered which would be confirmed during the conveyancing purpose.

AGENTS NOTES
The property is served by a septic tank and a ground source heat pump with the RHI payments of £660.90 per quarter. Which we understand goes up each year in line with inflation. At the time of publication (November 2018) there are still 10 incoming payments to be made on the ground source heat pump arrangement.
Photovoltaic Roof Panels are also in situ and the tariff income is circa £400 per annum.

TENURE
We understand the property to be Freehold.

COUNCIL TAX BAND F
EPC RATING
Directions
Just off the Doncaster Road (A639) set well back 80yards from the main road on your right 3/4 of a mile from the "Fox and Hounds" as you come from Pontefract.

Viewing
Contact Boutlons Estate Agents to arrange a viewing on 01977781270 or email pontefract@boultonsestateagents.co.uk

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Shauna Graley