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Hill Top Farm, Cawood Road, Stillingfleet, YO19 6SB

Estate Agents Chartered Surveyors Auctioneers

AMENITIES The village of Stillingfleet combines the advantages of a rural location with relative proximity to York and Selby which are almost equidistant (approx. 8 miles). Within the village there are both Anglican and Methodist Churches and a nearby local Inn. The nearest Post office and General Store are located in the village of Escrick. Primary schooling is available in nearby Naburn and we understand that this property falls within the catchment area for Fulford Secondary School. Both these schools are apparently linked by a special schools bus service and there is also a regular public bus service running between York and Selby. Stillingfleet is approximately two miles from the A19 trunk road and there is easy access to the A64 dual carriageway bypass running from the east coast to the A1 motorway and beyond and off which runs the M1 link road. TO THE GROUND FLOOR ENTRANCE PORCH Having a UPVC framed double glazed front door with twin UPVC framed double glazed casement windows, single radiator, feature ceramic tiled flooring and archway to:-

Hill Top Farm, Cawood Road, Stillingfleet Price Region: £625,000 Tenure – Believed to be Freehold; Services – Mains water, electricity & drainage Council Tax – Selby Council Band F EER – 37 (F) Viewings – via York Office 01904 625533

A substantial period farmhouse boasting flexible 4 bedroomed living accommodation, and complemented by a range of barns and outbuildings with potential for conversion and improvement.

FOREWORD Hill Top Farm is a period farmhouse situated overlooking open countryside within the ever-popular village of Stillingfleet. The property boasts flexible 4 bedroomed living accommodation set across two floors, and has retained a wealth of its original period features. The property features a stunning breakfast kitchen as well as a master bedroom suite, and a downstairs annexe with second living room and en suite guest bedroom, ideal for elderly parents and teenagers. To the rear of the property is a range of period barns and outbuildings which in the opinion of the writer offer enormous scope for further improvement and potential conversion to holiday lets or even resale. Finally, the property enjoys a large rear garden as well as an enclosed rear paddock, creating the ideal family environment. There is no doubt this property will be of genuine interest to young and mature families alike.

ENTRANCE HALL Having a turned staircase leading to the first floor accommodation with feature stained oak spindle balustrade and hand rail. Door to:- SITTING ROOM Approx 12’6” x 12’2” (3.82m x 3.71m) having a feature open fireplace set on a quarry tiled hearth with exposed brick surround. Feature wood panelled ceiling, single radiator, quarry tiled flooring and television aerial point. DINING ROOM Approx 13’0” x 11’11” (3.96m x 3.62m) having a feature inglenook fireplace with a solid fuel burning cast iron stove set on a stone hearth with exposed brick surround. Tiled flooring, enclosed radiator, exposed beamed ceiling and door to:- BREAKFAST KITCHEN Approx 19’9” x 12’2” (6.02m x 3.72m) being one of the outstanding rooms of the property with a range of pine base units with butcher’s block wood working surface over incorporating a ceramic sink unit with mixer tap. Wall mounted Rayburn with separate 5-point Flavel range cooker with extractor canopy and tiled splashback. Feature exposed beamed ceiling with meat hooks. Tiled flooring, recessed ceiling downlighters and period effect radiators. INNER HALL With space for free standing fridge and freezer units. Tiled flooring and built-in understairs pantry. Door to:- UTILITY ROOM With plumbing for an automatic washing machine and plumbing for an automatic dishwasher. Additional fitted working surface with Belfast sink unit and space for a free-standing tumble dryer. Tiled floor and splashbacks and wood panelled ceiling. REAR ENTRANCE LOBBY With stable style rear entry door with access to the property’s rear annexe, which in more detail comprises:-

LOUNGE Approx 18’2” x 10’7” (5.53m x 3.22m) with exposed beamed ceiling, television aerial point and double radiator. BEDROOM Approx 17’11” x 9’10” (5.45m x 2.99m) with double radiator, exposed beamed ceiling, double glazed Velux roof light, additional double radiator and door to:- EN SUITE BATHROOM Having a 3-piece white suite comprising a low flush WC, pedestal wash hand basin and inset panelled bath with wall mounted Triton shower head attachment and full height tiled splashbacks. Aidelle extractor fan, strip light with shaving socket and vinyl flooring. NB It is the considered opinion of the writer that this accommodation would be ideal for elderly parents, guests and teenagers. TO THE FIRST FLOOR LANDING With built-in linen cupboard, double radiator, stripped pine flooring and access to:- MASTER BEDROOM (REAR) Approx 12’0” x 10’4” (3.65m x 3.16m) with floor to ceiling radiator, feature parquet flooring and archway to:- DRESSING ROOM With loft hatch and parquet flooring. EN SUITE SHOWER ROOM Having a 2-piece white suite comprising a low flush WC and pedestal wash hand basin. Walk-in circular shower cubicle with wall mounted Mira shower head attachment and full height tiled surround. Double radiator, strip light with shaving socket, Marley extractor fan and built-in airing cupboard housing the hot water cylinder and electric immersion heater.

BEDROOM TWO (FRONT) Approx 12’10” x 12’2” (3.90m x 3.79m) with mounted shelving, television point and single radiator. BEDROOM THREE (FRONT) Approx 12’8” x 12’2” (3.85m x 12.2m) with television point and radiator. HOUSE BATHROOM Having a 3-piece Victorian style white suite comprising a low flush WC, pedestal wash hand basin and roll top claw foot bath with mixer taps and shower attachment.Heated chrome towel rail, tiled flooring and strip light with shaving socket. TO THE OUTSIDE Enjoying a stunning aspect across open countryside, the property fronts onto Cawood Road, with vehicular access which runs through a lockable entrance gate down the side of the property providing off-street parking for numerous motor vehicles. The property boasts an enclosed front garden which is laid to gravel with twin circular patios, with herbaceous front borders. One of the outstanding features of Hill Top Farm is the range of outbuildings afforded to the property at the rear which in the opinion of the writer offer huge scope for further accommodation (subject to planning) for private rental, holiday lets or potentially even for separate sales. The accommodation to the rear comprises in more detail:- BARN AND OUTBUILDINGS Situated to the right hand side of the central walkway as you look down towards the rear gardens and consisting of a coal house and store, central barn with mezzanine floor and a range of brick and tile workshops and studios, including a lean-to double fronted timber garage.

A second range of outbuildings is situated on the left as you look towards the garden and comprises two separate large workshops with adjoining coal house and double fronted garage with lean-to car port. To the rear of the outbuildings is a raised flagged patio with shaped lawned garden beyond which is extensively laid to lawn and includes a purpose-built raised decked sun patio with pond and water feature. Finally, at the far north end of the site is a superb sloping rear paddock which is enclosed to all sides, creating the ideal family environment. A timber built garden shed is included within the sale, and an inspection of the internal and external accommodation is strongly recommended to appreciate the true quality and potential of the opportunity on offer. LOCATION Proceeding out of York along the A19 heading towards Selby, passing through the villages of Deighton and Escrick before turning right where signposted for Stillingfleet. Continue for approximately 2 miles through open countryside before reaching the village of Stillingfleet, with the subject property being situated approximately 50m past the second entrance into the village on the right hand side. The property can be easily identified by a Stephensons For Sale board.

Stephensons Boultons & Cooper Stephensons

York 01904 625533 Helmsley 01439 770232

Knaresborough 01423 867700 Pickering 01751 472724

Selby 01757 706707 Kirkbymoorside 01751 432792

Boroughbridge 01423 324324 Malton 01653 692151

Easingwold 01347 821145

York Auction Centre 01904 489731

Partners:

JF Stephenson MA (Cantab) FRICS FAAV

IE Reynolds BSc (Est Man) FRICS

REF Stephenson BSc (Est Man) MRICS FAAV

NJC Kay BA (Hons) pg dip MRICS

Associates:

CS Hill FNAEA

M Naylor MNAEA

O J Newby MNAEA

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Stephensons with Boulton and Cooper for themselves and for the vendors or lessors of this property for whom they act, give notice that: i.) Messrs Stephensons with Boulton and Cooper, their servants or agents, (the firm) accept no responsibility whatsoever for any statement within the meaning of the Consumer Protection From

Unfair Trading Regulations 2008 which is made as to any feature of any property identified in this brochure, or as to any matter in relation thereto prescribed by any order made under the said Act.

ii.) The foregoing disclaimer applies to any such statement, whether of fact or opinion, made herein or otherwise and whether made orally, pictorially or in writing or howsoever by the firm. iii.) No inference of any kind should in any circumstances whatsoever be drawn from any such statement, or from any omission from such statement or omission. iv.) Without derogation from the generality of the foregoing disclaimer, the firm neither represents nor warrants the existence, type, size, position, effectiveness or condition of any feature or

features of the said property which may be mentioned herein. Nothing contained forms part of any offer and no statement made, whether herein or otherwise, by or on behalf of the firm will be incorporated in any agreement between the vendors and any purchaser nor should any such statement be relied upon in entering or agreeing to enter into any such agreement or expending any sum in contemplation thereof

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