Willow House FarmCocksford, Stutton, Nr Tadcaster, LS24 9Ng

Willow House FarmCocksford, Stutton, Nr Tadcaster, LS24 9NgTadcaster 2.5 miles, York 13 miles, A1(M) 4 miles. (All distances are approximate)

A SUBSTANTIAL DETACHED FARMHOUSE IN AN ATTRACTIVE RURAL LOCATION WITH EQUESTRIAN FACILITIES AND LAND, THE WHOLE EXTENDINg TO 6 ACRES (APPROX)

SITUATION AND DESCRIPTIONWillow House Farm is situated in the small hamlet of Cocksfordwhich lies approximately 2.5 miles from the centre of Tadcaster andwithin 13 miles of the historic City of York and 4 miles from the A1(M).

The period Farmhouse enjoys a Southerly aspect with attractive far reaching views and has the benefit of a yard with car port and stable accommodation for 5 horses, ancillary storage, a manège and fenced paddocks, the whole extending to approximately 6 acres (2.42 ha).

Approached from a recently resurfaced tarmacadam driveway, the property was fully refurbished approximately seven/eight years ago.

The property adjoins the Cock Beck and the nearby site of the Battle of Towton of 1461.

DIRECTIONSFrom Wetherby travel south on the A1(M) and take the A64 exit and head in the York direction. Take the first exit signposted to Tadcaster. Continue on this road and at the first crossroads turn right towards Stutton. Just beyond the left hand bend turn right again and continue towards Stutton. At the next crossroads turn right towards Cocksford. Continue on this road (keeping to the left) until the end of the road where Willow House Farm will be found.

ENTRANCE HALL Main Entrance Hall with access to the principal reception rooms and access to Rear Hall

REAR HALL with a large store cupboard, door to Cellar and door to rear.

CELLAR 14’ 9” x 14’ 0” (4.5m x 4.27m) with a useful storage area with stone shelving. Pump and swimming pool equipment.

CLOAKROOM/WC with a low level wc and wash basin. Half tiled walls.

LAUNDRY 9’ 10” x 6’ 8” (3m x 2.03m) with plumbing for a washing machine, boot/dog wash and shower. Built in store cupboard. Water Softener. Oil Fired Boiler. Access to water tank with immersion heater.

FARMHOUSE KITCHEN 14’ 0” x 11’ 10” (4.27m x 3.61m) with a range of fitted wall and base storage units, deep glazed sink unit built into surrounding worktop. Built in appliances include a double oven, hob unit, fridge/freezer and dishwasher. Radiator. Beamed ceiling. Door to Dining Room.

DRAWING ROOM 14’ 10” x 14’ 10” (4.52m x 4.52m) with an attractive open fireplace with ornate surround, wrought iron grate and wooden surround. Access through to the Library.

LIBRARY 10’ 8” x 8’ 5” (3.25m x 2.57m) with fitted with bookshelves and shelving. Timber flooring, double doors to Conservatory.

DINING ROOM 15’ 0” x 15’ 0” (4.57m x 4.57m) with an attractive open fireplace, stripped wooden floors.

CONSERVATORY 16’ 2” x 15’ 10” (4.93m x 4.83m) A very useful sized conservatory with underfloor heating under a tiled floor. Views across the grounds and paddocks and double doors to the outside decked area and a doors through to the Pool Room

POOL ROOM 20’ 10” x 11’ 10” (6.35m x 3.61m) with a plunge/exercise pool with intelligent wave management system. Glazed to two sides.

LANDING with a half landing having an arched window to rear.

MASTER BEDROOM SUITE 15’ 0” x 13’ 7” (4.57m x 4.14m) with a feature fireplace.

EN SUITE BATHROOM 11’ 10” x 10’ 4” (3.61m x 3.15m) (maximum measurements). The bathroom suite comprises Twin “His & Hers” wash basins a large corner “Jacuzzi” bath with a fitted shower unit, low level wc and bidet. Tiled walls.

BEDROOM TWO 14’ 10” x 12’ 6” (4.52m x 3.81m) with a feature fireplace.

BEDROOM THREE 14’ 0” x 12’ 0” (4.27m x 3.66m) with beamed ceiling.

BEDROOM FOUR 11’ 0” x 8’ 7” (3.35m x 2.62m)

SHOWER ROOM 6’ 5” x 6’ 0” (1.96m x 1.83m) with a shower cubicle, low level wc and wash basin. Half tiled walls and tiled floor. Electric shaver socket.

OUTSIDE The property is approached by a recently laid tarmacadam driveway that leads to a good sized courtyard which has access to the land and the gardens. In addition a separate driveway leads to the side of the house.

STABLE ACCOMMODATION STABLE BLOCK ONE is 45’ x 15’ with 3 stables having water and power connected.

STABLE BLOCK TWO has two large Foaling Stables 17’2” x 15’8” and17’2”, a secure metal fronted Tack Room 17’ 2 x 11’ and an open fronted Car Port 17’6” x 17’2” containing horse shower facilities, whichcould be made into further stables or opened up further for morevehicle parking. At the end of this stable block is a Utility Room 10’6” x 6’1” and a Useful Tool Store. Water and popwer connected.

MANèGE Adjacent to the property is a sand menage for exercise and winter turnout.

A paved walkway leads around the house to a patio and decked area. The grounds to the house lead down to Cock Beck and beyond where there are two fenced paddocks served with water troughs. In addition there is an attractive ponded area with all the land well accessed by stone tracks. A log/machinery store is adjacent to the eastern paddock.

SERVICESThe property has the benefit of mains electricity. The water supply is from a borehole. The foul drainage is to a shared service treatment plant located in the garden of the property.

The house has the benefit of an oil fired central heating system.

SPORTING AND MINERAL RIGHTSAll sporting and mineral rights are in hand and will pass to the purchaser.

24 High Street | Wetherby | West Yorkshire | LS22 6LTwww.thomlinsons.co.uk

T. 01937 582748F. 01937 580571

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Thomlinsons and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice.