Shelley Woodhouse Lane, Huddersfield, HD88NA

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  • Overview
  • Particulars
  • Agent Details
  • Fees & Charges Explained

Property Overview

The four fields compliment the properties superbly and to the rear the land adjoins the playing fields of Shelley High School. Located between the villages of Shelley and Lower Cumberworth this delightful rural location is particularly desirable due to the stunning countryside, local facilities and highly commutable position. The properties briefly comprise: Large farm house, three storey cottage with garaging and room over, large house with mullioned windows and stunning views, stone barn with beautiful stone barn arch and single storey detached barn.

Starting Bid and Reserve Price

*Please note this property is subject to an undisclosed reserve price which is generally no more than 10% in excess of the starting bid, both the starting bid and reserve price can be subject to change. Terms and conditions apply to the Modern Method of Auction, which is powered by IAM Sold.

Auctioneer's Comments

This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold.

This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance.

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability.

Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded.

This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack.

The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change.

Referral Arrangements

The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted.

Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.

Energy Performance Certificate (EPCs)

Energy Performance Certificates (EPCs) give information on how to make your home more energy efficient and reduce your energy costs. All homes bought, sold or rented require an EPC. EPCs carry ratings that compare the current energy efficiency and estimated costs of energy use with potential figures that your home could achieve. Potential figures are calculated by estimating what the energy efficiency and energy costs could be if energy saving measures were put in place. The rating measures the energy efficiency of your home using a grade from ‘A’ to ‘G’. An ‘A’ rating is the most efficient, while ‘G’ is the least efficient. The average efficiency grade to date is ‘D’. All homes are measured using the same calculations, so you can compare the energy efficiency of different properties.

Property Particulars

The Farmhouse - A beautiful stone property with period features such as mullioned windows which offer fabulous views across surrounding countryside towards Emley Moor. Entrance - Enter into the property through a front door into the entrance vestibule. This leads through to the ground floor accommodation comprising of dining kitchen and living room, there is a stone kite-winding staircase rising to the first floor and down to the lower ground floor. Dining Kitchen - The dining kitchen provides access to the utility room, with windows to the front elevation. Living Room - The living room benefits from a wealth of natural light with triple aspect windows to the front, rear and side elevations. The room takes full advantage of its rural setting with glorious panoramic views. Utility Room - The utility room has windows to the rear elevation and a separate staircase rising to the third bedroom. First Floor Landing - Taking the staircase from the entrance hall you reach the first floor landing which has a window to the front elevation looking out over the surrounding countryside, there are doors providing access to two spacious double bedrooms which have access to a Jack and Jill house bathroom. The Cottage - The cottage offers charm and character with beautiful stone frontage. Entrance - Enter into the property into the entrance hall. The entrance hall provides access into the living room and dining room and a keeping cellar. There was a stairwell which lead to the first floor. Living Room - A spacious reception room with beautiful mullioned windows to the front elevation and door providing access to the dining room. Dining Room - The dining room has a window to the rear elevation which has a fantastic panoramic view across rolling countryside towards Emley Moor, there is a door which leads to the galleried kitchen. Kitchen - A spacious galleried kitchen measuring (22'8'' x 7'7'') there is an external door to the front and windows to the rear which share the superb panoramic view across rolling countryside. Landing - The landing provides access to two double bedrooms and the house bathroom. The Garage - The garage offers off street parking with a wide opening to the front and mullioned window to the rear. As the floor layout plan suggests has potential to offer further accommodation to the first floor which could be accessed from the cottage first floor with reconfiguration. The Barn - The barn offers stacks of potential either with accommodation over one floor or two, there is a beautiful stone arch way to the front and multiple windows and pedestrian access doors, the barn adjoins the cottage. The House - The double fronted, stone, link-detached house offers spacious accommodation across two floors. Cliff Hill House has breath-taking views provided from all principal rooms of the house. Entrance - Enter into the property through the front door into the entrance vestibule, there is a staircase rising to the first floor and doors leading to the living room and farm house kitchen. The Living Room - The light and airy living room has three windows to the front elevation which offer a fabulous panoramic view across rolling countryside towards castle hill. The Farmhouse Kitchen - The farmhouse kitchen offers triple aspect with windows to the front and side elevations. The windows taking full advantage of the rural position and views to accompany, there is an external door to the rear elevation and a utility room. First Floor Landing - Taking the staircase to the first floor you reach the first floor landing which provides access to four bedrooms and the house bathroom, there are windows to the rear elevation on the landing. Bedroom Accommodation - As the floor layout plan suggests all bedrooms have windows to the to the front elevation which offer superb views, the bathroom is positioned to the side of the property which has a similarly impressive aspect towards Emley Moor Mast. External - Externally Cliff Hill sits within approx. 8.5 acres of delightful fields and grounds. There are outbuildings, a single storey barn, stables and workshop with masses of redevelopment opportunity. Outbuildings - As outlined in the floor layout plan the site has various outbuildings, such as the single storey barn, stables and workshop which could be reinstated to compliment the farm, the buildings could be considered for other uses subject to relevant planning consents.

Simon Blyth

Local Branch: 81e North Road, Huddersfield, HD8 0RL
Head Office: Fairfield House, Huddersfield, HD9 2DG

Fees & Charges Explained

Shelley Woodhouse Lane, Huddersfield, HD88NA

This property is sold subject to payment of a non-refundable reservation fee of 4.2% to a minimum of £6,000.00 including VAT.

Any successful purchaser will pay this to secure the sale. The reservation fee is in addition to the purchase price. Please take this into account when bidding.

A reservation fee is payable by the buyer only when the seller pays no fees to sell. As sellers pay no fees to sell, this is usually taken into account with a lower reserve price.

This property is being sold under the Modern Method of Auction, which requires the completion of the purchase to be within 56 days, although all reasonable endeavours must be made to exchange contracts within 28 days following the Draft Contract being received by the Buyer's Solicitor.

A non-refundable Reservation fee must be paid by the buyer within 2 hours following the conclusion of the auction or acceptance of an offer. This must be paid by cleared funds to the auctioneer who will issue an acknowledgement of reservation and purchase agreement in the 28 day period following the auction or the date of acceptance of the offer.

Public Auctions

Any deposit, reservation deposit or reservation fee outlined above, is required to be paid immediately by the successful bidder on fall of the hammer and in cleared funds.

We accept Bank Draft made out to "iamsold", or debit or credit card or any mix of these.

If paying by debit or credit card, please call your bank ahead of the auction to ensure that there will be no difficulty with payment or card limits.

Buyer Fees

There are no other fees or charges payable to the Auctioneer however, there are other costs to consider such as:

  • You will need a Solicitor to act for you during the conveyancing and your Solicitor will advise you in relation to the associated costs. If you do not have a Solicitor, we can recommend the services of one of our Panel Solicitors who are all selected for their expertise in Auction Transactions. Please call the number below for more information.
  • Stamp Duty Land Tax (SDLT) is applicable if you buy a property or land over a certain price in England, Wales or Northern Ireland. Please click here for more information.


Need More Information?

For further information or to speak to one of our team, please call 01274 649 684.


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.

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