A rare opportunity to acquire a traditional stone built three bedroom family sized house located in the exclusive and picturesque hamlet of Thorpe, with an off road parking area at the front and a sizable private garden whilst enjoying stunning long distance open countryside views.

This well maintained property provides living accommodation of good proportions including a snug/home office on the ground floor which could potentially serve as a fourth double bedroom if required. Rookery Cottage enjoys a perfect blend of modern fixtures and fittings together with the retention of original character features such as stone mullioned windows and an open inglenook fireplace in the spacious living room.

Equipped with UPVC sealed unit double glazing throughout and gas central heating fueled by a Calor gas propane tank outside. This wonderful home situated in an idyllic setting, is comprised briefly:

Entrance porch. Living room with an attractive open fireplace. Dining kitchen including built-in appliances. Utility room. Snug room/Home office. On the first floor there are three well planned bedrooms. A landing. Large house bathroom with a four piece suite providing a separate bath and walk-in shower enclosure. Outside at the front there is an off road parking area. The rear garden predominantly planned on one raised level offers a very pleasant space to enjoy, including established lawn and flowerbed borders. Two mature trees. A vegetable plot. Hard-standing area suitable for a garden room/workshop. Out-building with light and shelving. Stone flagged patio areas.

The beautiful hamlet of Thorpe is located approximately two miles south of the "Yorkshire Dales capital" village of Grassington. Thorpe is a highly admired formation of individual prestigious properties, some of which date back to the sixteenth and seventeenth century, with a manicured green and a beck in its centre. The hamlet has a timeless quality that is difficult to replicate, and those lucky enough to live in this exclusive community enjoy a peaceful rural setting with truly superb fell and countryside walks virtually on the doorstep.

The popular Yorkshire Dales villages of Grassington and Threshfield are only approximately a ten minutes drive away. The villages combined provide a good range of local amenities including primary and secondary schooling, public house, extensive range of shops and restaurants in Grassington and delightful rural walks along the banks of the River Wharfe.

The historic market town of Skipton, known as the 'Gateway to the Dales', is only circa nine miles away to the south whilst the business centres of West Yorkshire and East Lancashire are within comfortable daily commuting distance.

With much to commend it whilst certainly providing discerning home buyers a rare and exciting opportunity, this fantastic three bedroomed house is described in further detail:

GROUND FLOOR


ENTRANCE PORCH

SPACIOUS LIVING ROOM
16'6" x 16' UPVC sealed unit entrance door. Exposed ceiling beams. UPVC sealed unit double glazed windows on two sides of the room. Picturesque views towards surrounding countryside. Window nook. Attractive inglenook style fireplace having original stone hearth and surround. Ornate wooden mantle piece. Central heating radiator.

DINING KITCHEN
18'5" x 8'5" Appointed with a range of fitted beechwood base and wall cupboard units having complimentary laminated worktop surfaces. Composite sink with matching drainer. Zanussi oven with four ring ceramic hob above it. Concealed extractor fan. Built-in Lamona dishwasher. Wine rack. Central heating radiator. Characterful stone mullion windows. Window nook. Ceramic floor tiles.

UTILITY ROOM
With plumbing and floor space for an automatic washing machine and dryer. Wall mounted Baxi gas combination boiler. House consumer unit. Central heating radiator. UPVC sealed unit double glazed window. Ceramic floor tiles.

SNUG/HOME OFFICE
10'3" x 9'4" Suitable for a variety of purposes including a home office or a ground floor double bedroom. With double glazed hardwood windows. Picturesque views towards surrounding countryside. Exposed ceiling beams. Central heating radiator.

FIRST FLOOR


LANDING
UPVC sealed unit double glazed window. Enjoying views over the large garden and fields beyond. Recessed ceiling spotlights. Fitted carpets.

BEDROOM ONE
16'7" x 9'8" Exposed ceiling beams. Large velux window. Central heating radiator.

BEDROOM TWO
13' x 9'6" UPVC sealed unit double glazed window. Bespoke window shutters. Long distance views towards surrounding countryside. Central heating radiator.

BEDROOM THREE
11'8" x 7'7" (BOTH MAXIMUM) UPVC sealed unit double glazed window. Bespoke window shutters. Long distance views towards surrounding countryside. Deep built-in linen cupboard. Central heating radiator.

HOUSE BATHROOM
Including a modern four piece suite that comprises low suite WC, a hand wash basin having vanity drawers under, and oval bath, and a large walk-in shower enclosure fitted with two chrome showerheads. Exposed beams. Stone mullioned windows. UPVC sealed unit double glazed window. Bespoke window shutters. Central heating radiator. Ceramic floor tiles.

OUTSIDE
At the front elevation there is an off road parking area suitable for one vehicle. The Calor gas tank is located at the side.

The generous rear garden is planned with a pleasant stone flagged patio area immediately outside the rear entrance door. A raised level lawn. Established colourful flowerbed borders. Two mature trees. Soil beds/vegetable plots. Stone out-building with light and fitted shelves, modern metal corrugated roof. Outside cold water tap. Concrete hard-standing area suitable for a garden room or workshop/greenhouse. Delightful sitting out space. Enjoying fantastic open countryside views.

COUNCIL TAX BAND
The council tax band quoted for this property on the Gov.UK website is Band: D

TENURE
The tenure for this property is Freehold.

SERVICES Mains electricity is installed. The current heating supply is fueled by a Calor gas propane tank outside. The water is supplied by a local spring, the property is equipped with a filtration system. The septic tank is located externally to the right of the property.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively a written copy is available on request.

Tel: Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions. We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref: MGLEDHILL221024

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.