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ACCOMMODATION Reception Hall-Drawing Room-Garden Room-Dining Room-Breakfast Kitchen-Family Room-Utility Room- Two cloakroom-7 Bedrooms-3 Bathrooms

EXTERNALLY Large Barn suitable for functions and or conversion (subject to planning)- 2 detached buildings currently used as workshop and store but ideal for additional residential accommodation-double garage- stable and store ideal for office space-Enclosed courtyard-front garden overlooking the village green- landscaped south and west facing rear garden.

In all 1 acre (0.4 ha)

SITUATION The property is positioned centrally overlooking the village green in the delightful village of Roecliffe. A picture postcard village a short drive from the market town of Boroughbridge with its wide and varied amenities including independent boutiques, delicatessen’s, bakeries, butchers, various eateries and public houses. There is also a primary school, Secondary school and large supermarket. Boroughbridge is just off the A1 motorway making it perfect for commuters..
The village of Roecliffe has a popular Public house and outstanding Primary school.

DESCRIPTION Manor Farm is a beautiful home of fantastic proportions which also offers an exciting opportunity for prospective purchasers to develop the additional buildings to suit their needs. Offering over 5,000 sqft of accommodation in the main house and outbuildings totaling over 3,000 sqft the skillfully extended Grade II listed property has been a much loved family home for over 40 years.
Standing proudly at the head of the village, the house has been updated and extended throughout the years to provide super family accommodation. The modern additions have been sympathetic to the original house which retains many stunning features and yet still has a homely feel.
Positioned to the front of a plot of around 1 Acre, the property has a deceptively large South Westerly facing garden to the rear which has a high degree of privacy and briefly comprises:

To the ground floor:

A traditional paneled entrance door with glazed light over leads to the reception hall,. This has stripped polished timber flooring, a delightful corner fireplace with inset wood burning stove and sash window to the front elevation. This room open’s to the inner hall which has the original staircase off and leads to the drawing room. The drawing room has a feature fire place with raise grate and ornate surround. Double doors lead to the delightful garden room which overlooks the garden to the rear and has French doors leading to a pretty courtyard . There is a further reception room to the front of the house and this is currently being used as the dining room, however it could equally be a family sitting room. This room houses and ornate brick inglenook with exposed timber beams and inset cast iron stove. A cloakroom and boiler room are situated to the rear of the hall and on the opposite of the hall is the large breakfast kitchen. A fantastic family space with bays to both sides, one of which houses a large window seat and the other has French doors leading to the courtyard. The handmade kitchen is cleverly arranged with a large centre island and focal point of the Aga. For the Aga novice, there is the advantage of an integrated electric oven and microwave along with further integrated appliances. A larder is situated to the rear of the kitchen and off the hall are steps up to the stunning Family Room. This is a modern addition to the house and is currently a formal reception room but would equally work as a large playroom, being perfectly situated to the rear of the house and near the gardens making it ideal for children. There is a staircase t the first floor leading to the rear landing and bedrooms to the rear of the house. Further accommodation on the ground floor including a a utility room, study and further cloaks are positioned off the rear hall which would be a perfect reading room.

To the first floor:

A landing in the original property leads to the principle bedroom with en suite bathroom and dressing area, to the side of this is an additional bedroom perfect for guest accommodation as it is adjacent to a bathroom. The inner landing leads to two further bedrooms, one with ensuite and the other with built in wardrobes. The rear landing leads to a further guest room with Jack and Jill bathroom and two further double bedrooms. All three bedrooms have been thoughtfully designed with large glazed French doors leading to Juliet balconies making the most of the delightful views over the rear garden.

OUTSIDE The property is approached via the second of two timber gates and leads to the graveled driveway providing parking for various vehicles. This leads to the double garage. and there is a a stable door to the rear providing pedestrian access to the enclose courtyard.
To the right of the drive is brick building ‘The Field Room’. Measuring over 27ft in length this space would make a delightful annex or studio/office for those working from home.
Adjacent to the garage and accessed off the courtyard are two stables. One of which has been partially converted to a music room, however both could be reinstated as stables or converted to studio flats (subject to planning).
Another superb building is positioned to the rear of the house. Currently a workshop and garden store, the building is over 35ft in length and would make a perfect granny/teenage annexe.

Accessed through both the garage and courtyard is the amazing Barn. With polished concrete flooring, the Barn has been used for parties and family weddings however the superb space has huge potential including possible conversion to residential (subject to planning requirements).

DIRECTIONS On entering the village from Boroughbridge, follow the road left on the boundary of the village green. As the road bears right just after the Crown Inn the property is located on the left. The access gate is directly after the barn on the left.

SERVICES Mains Water, Gas and Electricity. Central Heating provided by 2 gas boilers.

VIEWINGS Strictly by appointment with the agents Lister Haigh 01423 322382