Entrance Hallway

Accessed via uPVC entrance door with glazed inserts. Stairs to first floor accommodation, quarry tiled floor and further uPVC door giving access to the rear of the property.

Dining Kitchen

4.67m x 4.21m (15' 4" x 13' 10") Rear aspect kitchen with spotlighting, quarry tiled floor and fitted with a range of base and wall units in a navy blue finish with complementary granite effect counter tops incorporating 1.5-bowl composite sink with drainage board and mixer tap. Four-burner, counter top mounted, Neff induction hob with separate electric oven/grill, and space for freestanding fridge freezer. A breakfast bar provides informal dining space for up to four people.

Utility Room

Fitted with granite effect work surfacing with space/plumbing beneath for under counter washing machine and dishwasher. Built in pantry/storage cupboard and quarry tiled floor.

Breakfast Room

3.28m x 3.28m (10' 9" x 10' 9") With uPVC door with glazed side panels providing access to the rear garden. Loft access hatch and internal door to:-

Dining Room

4.74m x 5.44m (15' 7" x 17' 10") Generously proportioned dining/reception room with sliding sash window to the front elevation. Multi fuel stove set in inglenook fireplace, wall mounted, alcove shelving and space for eight to ten person dining table. Door to:-

Rear Hallway

With built in under stairs storage cupboard and stairs to first floor accommodation.

Ground Floor Bathroom

Fitted with three piece suite comprising bath with electric shower over, WC and wash hand basin. Tiled walls, vertical heated towel rail and mosaic tiled floor.

Snug/Study/Home Office

2.98m x 3.55m (9' 9" x 11' 8") Front aspect room with exposed beam and wall mounted shelving.

Lounge/Garden Room

3.38m x 9.08m (11' 1" x 29' 9") Light and airy, dual aspect, room enjoying stunning views of the gardens and beyond to the Lake District fells. Exposed oak beams, feature stone wall detailing and wood burning stove in stone recessed hearth with oak lintel above. Spotlighting, tiled floor with underfloor heating and composite door with glazed inserts leading to the rear garden.

Half Landing

Overlooking the rear garden and fell views beyond.

Main Landing

Providing access to three bedrooms and a bathroom. Exposed beams.

Bedroom 1

4.09m x 3.64m (13' 5" x 11' 11") Side aspect, double bedroom with uPVC door providing access to a substantial, terraced patio area - with stainless steel handrail and glass balustrades, which offers stunning panoramic views over the gardens and toward the Lake District fells. Attractive wall mural of Buttermere and Haystacks, built in wardrobes and access to loft space (via hatch).

Bedroom 2

2.55m x 3.68m (8' 4" x 12' 1") Rear aspect, double bedroom with sliding sash window.

Bedroom 3

3.26m x 4.90m (10' 8" x 16' 1") Front aspect, large double bedroom with exposed beams, built in wardrobes and loft access (via hatch).

Family Bathroom

3.70m x 3.16m (12' 2" x 10' 4") Front aspect family bathroom fitted with three piece suite comprising walk-in shower cubicle (mains plumbed shower) with raindrop showerhead and additional handheld attachment, WC and wash hand basin in vanity unit. Built in storage cupboards.

ADDITIONAL ACCOMMODATION

Additional accommodation which can be utilised as part of the main residence, as supplementary living space for extended family or, as is currently the case, for letting purposes. This can be accessed via the main hallway and comprises:-

Kitchen Area

4.79m x 4.03m (15' 9" x 13' 3") Rear aspect room comprising range of base units in a light finish with complementary corian counter tops and upstands, and composite sink with drainage board and mixer tap. Four-burner, counter top mounted ceramic hob with extractor over, separate electric oven and grill, and space/plumbing for under counter washing machine. Spotlighting, space for four to six person dining table and tiled floor. Door to:-

Lounge

4.11m x 3.85m (13' 6" x 12' 8") Dual aspect room with exposed beam, wood burning stove with mosaic tiled surround and slate hearth, points for TV/Sky, built in storage cupboard and tiled floor.

First Floor Landing

With Velux skylight and exposed beam. Providing access to bedrooms 4 and 5 and to a bathroom.

Bedroom 4

3.67m x 4.88m (12' 0" x 16' 0") Dual aspect, double bedroom with additional side aspect Velux skylight. Exposed cruk beams, vaulted ceiling and spotlighting.

Bedroom 5

3.10m x 4.64m (10' 2" x 15' 3") Rear aspect, double bedroom enjoying beautiful fell views. Vaulted ceiling with exposed beams, spotlighting and sandstone window sills.

Shower Room

2.21m x 2.14m (7' 3" x 7' 0") Side aspect room fitted with three piece suite comprising shower cubicle (electric shower), WC and wash hand basin. Exposed beams, spotlighting and tiled splash backs,

Double Garage

With up and over doors, power and light.

Gardens & Grounds

The property can be accessed via two separate, private driveways, one of which is gated, and sits within approx. 7 acres (2.83 ha) of grounds incorporating lawned formal garden areas, orchard, mature woodland, pond and patio entertaining area. The grounds are well stocked with a wide variety of mature trees, shrubs and planting and complemented by an outside store, substantial greenhouse and a summerhouse.

Tenure & EPC Ratings

Tenure: Freehold.
EPC Ratings: Main house - D; Annexe (Twinkleberry Barn) - E.

Septic Tank

We have been informed that the property has a septic tank and understand it complies with current standards and rules introduced on 1st January 2020. However,we would advise any prospective purchaser to satisfy themselves regarding this matter.

Referral & Other Payments

PFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2023 was £222.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. All figures quoted are inclusive of VAT.