Situated on the edge of the village, Spen Farm brings to the market an attractive, extended, spacious and well presented detached 3 bedroom house standing in pleasant gardens, together with a range of traditional farm buildings including brick barns, covered fold yard, general purpose sheds and Dutch barn, as well as newly sown grass paddock, the whole property extending to 6.2 acres or thereabouts.

Spen Farm affords the opportunity for a discerning purchaser to acquire a most desirable rural property with scope for adaption to many uses, including equestrian. Early inspection is strongly recommended.

SITUATION
Spen Farm is situated on the north western edge of the rural village of Holme on Spalding Moor, 20 miles south east of York, 11 miles north east of Goole and 12 miles east of Selby.

Spen Farm is best approached from the mini roundabout in the centre of the village at the junction of the A614 and A163. Take the A163 Selby Road and continue for 0.9 miles before turning right onto Station Road. Continue for 0.7 miles down Station Road/Spen Lane where Spen Farm will be found on the left being clearly marked by one of our distinctive For Sale boards. The property is as edged red on the attached reference plan and circled red on the attached location plan.

THE PROPERTY
This consists of a detached house of a brick and pantiled construction together with range of traditional farm buildings, grass paddock and stands in 6.2 acres or thereabouts. The property comprises:-

THE HOUSE

GROUND FLOOR

ENTRANCE HALL
UPVC entrance door, staircase with understairs cupboard and radiator.

SITTING ROOM
4.88m(16'0'') x 3.96m(13'0'')
Polished mahogany and marble fireplace and radiator.

LOUNGE / DINER
Tiled fireplace, French windows and two radiators.

CONSERVATORY
6.71m(22'0'') x 4.88m(16'0'') (max)
Of uPVC framed double glazed construction having radiator and French windows to garden.

KITCHEN
5.87m(19'3'') x 3.73m(12'3'') (max)
Extensive range of light oak units comprising double drainer stainless steel sink unit, base units with marble worktops, integrated ceramic hob, extractor and double oven, pull out storage racks, drawer unit, wall cupboards, breakfast bar and radiator.

FIRST FLOOR
Approached by way of a staircase from the entrance hall and opening onto:-

LANDING
Airing cupboard and radiator.

MASTER BEDROOM
4.88m(16'0'') x 3.96m(13'0'')
Extensive range of fitted wardrobes, dressing table and radiator.

FRONT BEDROOM
3.96m(13'0'') x 3.91m(12'10'')
Radiator.

REAR BEDROOM
3.96m(13'0'') x 3.66m(12'0'')
Radiator.

BATHROOM
3.96m(13'0'') x 2.69m(8'10'')
Fully tiled having corner bath, shower cubicle, pedestal wash basin, low flush WC and radiator.

SEPARATE CLOAKROOM
Fully tiled with low flush WC, vanity wash basin and radiator.

TO THE OUTSIDE
To the rear of the house is a car port 17' x 12'6", brick and tiled outhouse, range of stores and coal house.

The house has pleasant lawned gardens to front and side.

THE BUILDINGS
These are situated to the east of the house, with frontage onto Spen Lane, and comprise:

1. General purpose shed 60' x 40' of a 4 bay steel framed construction, half concrete block walls, cement fibre upper walls and roof with 3 bay lean-to 45' x 23' (Note - the 4th bay of the lean-to is to be removed prior to completion of the sale)

2. 4 bay timber framed Dutch barn 46' x 22' with 4 bay lean-to 46' x 22' and 2 bay lean-to 22' x 25'

3. Brick barn 44'6" x 18'3" with steel profile and cement fibre roof with 3 bay timber open fronted lean-to 43'8" x 23'

4. Brick barn 30' x 16'10" with cement fibre roof comprising stable and store with granary over with 3 bay timber framed
enclosed lean-to 43'6" x 16'

5. Covered fold yard 58' x 42' with 4 loose boxes and open fronted shelter 30' x 18'

6. Open fronted Nissen hut

7. Timber store

THE LAND
Situated to the north of the house is a newly sown grass field extending to 5.20 acres or thereabouts. The whole property, including the house, buildings and field, extend in all to 6.20 acres or thereabouts.

SERVICES
It is understood that mains water and electricity are laid to the property with drainage to septic tank. The house has full oil fired central heating to radiators together with UPVC framed double glazed windows.

None of the services or associated appliances have been checked or tested.

OUTGOINGS
The property is placed in Band D for Council Tax with Council Tax of £1456.01 payable to the East Riding of Yorkshire Council for 2009/2010.

VIEWING
Viewing is strictly by prior appointment with the Selling Agents.

FENCING
The seller is to erect a timber post and rail fence along the eastern boundary of the property marked A-B-C-D on the attached reference plan prior to the completion of the sale.

HEDGES AND CONSERVATION
HEDGES AND CONSERVATION MARGINS

The purchaser shall be required to enter into an undertaking not to cut either the hedge or the conservation grass margin along the road side boundary to Spen Lane or along the western boundaries of the land prior to 31st October 2010 as these hedges and boundaries are currently subject to an Environmental Stewardship Agreement.

ENERGY EFFICIENCY RATING
The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills will be.

IMPACT (CO2) RATING
The environmental impact rating is a measure of this home's impact on the environment in terms of Carbon Dioxide (CO2) emissions. The higher the rating the less impact it has on the environment.

This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.