Features
Entrance Hall
Dining Room Sitting Room
Kitchen Utility Room
4 Bedrooms (1 En Suite) Shower Room Bathroom

Riverside Farm Cottage:
Entrance Hall
Dining Room Sitting Room
Kitchen Utility Room
4 Bedrooms (1 En Suite) Bathroom

Description
An opportunity to acquire two substantial properties for holiday letting purposes, converted in 1988 from redundant farm buildings, together with approximately 10 acres of fenced paddocks, plus fishing rights. Riverside Farm House and Cottage occupy a quiet location close to the River Dove, surrounded by open fields and yet conveniently situated for nearby towns, the North York Moors and many of Ryedale's visitor attractions. Until recently, the current owners have operated a successful holiday letting business from the properties and whilst bookings have now ceased, there is great potential to rekindle the business in an area increasingly popular with tourism.
Kirby Mills is a small hamlet to the south of the A170 just outside Kirkbymoorside and the properties stand in a secluded position with the River Dove on one side and adjoining farmland on the other. Kirkbymoorside is known as the "Gateway to the Moors". Nestled at the foot of the North York Moors National Park, this traditional market town offers a good range of local amenities and is linked by the A170 to the neighbouring towns of Pickering and Helmsley. The A170 also gives easy access to the east coast.

Accommodation
Riverside Farm House

Ground Floor

Entrance Hall: Two single panel radiators. Understairs storage cupboard. Telephone point.

Dining Room: 14' 10" x 11'. Two wall light points. Double panel radiator. Arch to:

Kitchen: 11' 11" x 9' 7". Fitted, pine fronted wall and base units incorporating single drainer stainless steel sink unit. Worksurfaces. Tiled splashbacks. Plumbing for dishwasher. Door to:

Utility Room: Ideal Mexico gas central heating boiler. Hot water cylinder. Plumbing for washing machine. Door to:

Rear Entrance Lobby: Door to outside patio garden.

Sitting Room: 22' 6" x 16' 3". Vaulted ceiling with exposed roof trusses. Coal effect gas fire set in brick fireplace with oak mantel and tiled hearth. Two double panel radiators. Four double wall light points. Television aerial point. Sliding patio doors to rear patio garden.

Bedroom 1: 12' x 10' 4". Walk-in wardrobe.

En Suite Shower Room: White suite comprising low flush wc., pedestal wash hand basin, cubicle with 'Mira' shower head. Shaver socket and light. Single panel radiator. Extractor fan.

Bedroom 2: 11' 3" x 11' 2". Built-in wardrobe.

Shower Room: White suite comprising cubicle with 'Mira' shower head, pedestal wash hand basin and low flush wc. Single panel radiator. Shaver socket and light. Extractor fan.

First Floor

Landing:

Bedroom 3: 15' 6" x 10'. Built-in wardrobe with hanging rail. Double panel radiator.

Bedroom 4: 15' 4" x 12'. Built-in wardrobe. Sliding patio doors to balcony with railings. Double panel radiator.

Bathroom: White suite comprising panel bath with 'Mira' shower over, pedestal wash hand basin and low flush wc. Shaver socket and light. Single panel radiator. Storage cupboard. Access to roof void.

Riverside Farm Cottage

Ground Floor

Entrance Hall: Double panel radiator. Telephone point. Staircase to first floor.

Sitting Room: 18' x 18' 2". Coal effect gas fire set in brick fireplace with oak mantel and tiled hearth. Two double panel radiators. Three double wall light points. Television aerial point. Sliding doors to rear patio garden.

Utility Room: Rear entrance door. 'Ideal' gas central heating boiler. Plumbing for washing machine. Hot water cylinder.

Kitchen: 10' 2" x 10'. Fitted with a range of pine fronted wall and base units incorporating single drainer stainless steel sink unit with mixer tap. Worksurfaces. Tiled splashbacks. Plumbing for dishwasher. Arch to:

Dining Room: 16' 5" x 9' 3". Single panel radiator. Three wall light points.

Bedroom 1: 13' x 8' 5" approx. (irregular shape). Built-in wardrobe. Single panel radiator.

En Suite Shower Room: Cubicle with 'Mira' shower head, low flush wc and pedestal wash hand basin. Single panel radiator. Shaver socket and light. Extractor fan.

Cloakroom: Low flush wc. Wash hand basin. Single panel radiator.

Bedroom 2: 12' x 10'. Double panel radiator. Walk-in wardrobe with hanging rail.

First Floor

Bedroom 3: 9' 7" x 7' 10" approx. Built-in wardrobe. Single panel radiator. Velux window.

Bedroom 4: 8' 11" x 13' 8" approx. Built-in wardrobe. Velux window. Eaves storage. Double panel radiator.

Bathroom: White suite comprising panel bath with 'Mira' shower over, pedestal wash hand basin and low flush wc. Single panel radiator.

Outside
Access is via a tarmac drive from Kirby Mills main street, over a bridge across the River Dove and then along a gravelled drive leading to the properties themselves. There is a large car parking area for several vehicles and each property has their own, private courtyard style patio area with a southerly aspect. Included in the sale are fenced paddocks of approximately 10 acres which surrounds the property.

General Information
Services: Mains water, electricity and gas are connected. Drainage is to a septic tank.

Council Tax: We are informed by Ryedale District Council that both properties fall in band D.

Tenure: We are advised by the Vendor that the property is freehold and that vacant possession will be given upon completion.

Planning Note: The properties may only be occupied between 1st March and 31st October each year, and during the months of December and January, but not at all during the months of November and February.

Plan: A plan showing the extent of the property is attached to these particulars and is for identification purposes only.

Fishing Rights: The property has the benefit of riparian rights on the River Dove.

Viewing Arrangements: Strictly by prior appointment through the Agents Messrs Rounthwaite & Woodhead, Kirkbymoorside. Tel: 01751 430034.

IMPORTANT NOTICE

Messrs Rounthwaite & Woodhead for themselves and their vendors and lessors whose agents they are give notice that these particulars are produced in good faith, set out as a general guide only and do not constitute any part of a contract. No person employed by Messrs Rounthwaite & Woodhead has any authority to make or give any representation or warranty whatsoever in relation to this property. The dimensions in the sales particulars are approximate only and the accuracy of any description cannot be guaranteed. Reference to machinery, services and electrical goods does not indicate that they are in good or working order. All reference to prices and rents etc. exclude VAT which may apply in some cases.

Rounthwaite & Woodhead can help with you with your purchase with advice on value, mortgage valuations and R.I.C.S. Home Buyers Reports. If you would like advice on selling your own home we would be happy to provide you with a marketing package to suit your property and your particular needs. For a FREE MARKET APPRAISAL AND VALUATION please telephone 01751 472800/ 430034