Lords Seat, Thornthwaite, Keswick

LORDS SEAT, THORNTHWAITE, KESWICK

Energy Performance Certificate

Lords Seat, Thornthwaite Dwelling type: Semi-detached house KESWICK Date of assessment: 15 March 2010 CA12 5SG Date of certificate: 15 March 2010 Reference number: 9558-8058-6267-7730-7930 Type of assessment: RdSAP, existing dwelling Total floor area: 284 m² This home's performance is rated in terms of energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO 2 ) emissions.

Energy Efficiency Rating Environmental Impact (CO 2 ) Rating Current Potential Current Potential

Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions

(92 plus) (92 plus)

(81-91) (81-91)

(69-80) (69-80)

(55-68) (55-68)

(39-54) (39-54)

(21-38) (21-38)

(1-20) (1-20)

Not energy efficient - higher running costs Not environmentally friendly - higher CO 2 emissions EU Directive EU Directive England & Wales 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home's impact on the environment in terms of the more energy efficient the home is and the carbon dioxide (CO2 ) emissions. The higher the lower the fuel bills are likely to be. rating the less impact it has on the environment. rural | forestry | environmental | commercial | residential | architectural & project management | valuation | investment | management | dispute resolution | renewable energy Estimated energy use, carbon dioxide (CO2 ) emissions and fuel costs of this home

Current Potential Energy use 152 kWh/m² per year 130 kWh/m² per year Carbon dioxide emissions 7.1 tonnes per year 6.2 tonnes per year Lighting £296 per year £155 per year Heating £872 per year £826 per year Hot water £221 per year £193 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures.

Remember to look for the energy saving recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

Brief Résumé Directions Outstanding six bedroomed (two en-suite) barn conversion with double garage and garden in delightful rural location. Presented From Keswick take the A66 in a westerly direction towards Cockermouth, pass the turning for Portinscale and the first two turnings to a high standard, just four miles from Keswick. Cumbria-wide Local Occupancy Clause applies. No upward chain. for Braithwaite village, then take the next left hand turning signposted to Thornthwaite, follow this road for approximately 1mile and just beyond the left hand turning, signposted for Thornthwaite and Thornthwaite Gallery, take the next right hand turning Description where Lords Seat will be found immediately on your right. Lords Seat is a most attractive stone building of substantial proportions, and comprising the major part of a very large barn conversion which once formed part of Jenkin Hill Farm. Converted to a high standard, the property offers a tasteful mix of rustic Accommodation: charm and modern living. Lords Seat is arranged over three floors offering accommodation of generous proportions which comprises six bedrooms, two with en-suite facilities, and two main house bathrooms. On the ground floor there are two large Ground Floor reception rooms, and a magnificent well-appointed kitchen. Also on the ground floor is a useful rear hall/utility space which gives access to a ground floor cloakroom and internal access to the double garage. All of the above accommodation benefits Hall from gas-fired central heating and sealed unit double glazing in hard wood frames, whilst also featuring oak internal joinery and Oak panelled entrance door with sealed unit double glazed window to the side leads into spacious hallway with oak boarded doors, exposed old timber lintels, recessed ceiling lights in a number of rooms, and delightful outlooks particularly towards Barf flooring, understairs cupboard, radiator, and recessed ceiling lights. and the wooded slopes of Whinlatter Forest. Lounge Lords Seat is conveniently located within four miles of Keswick whilst also enjoying a quiet rural position on the edge of the Feature stone fire place and chimney breast with open fire grate and slate hearth, radiators, exposed old timber lintels, sealed popular village of Thornthwaite. This property offers the opportunity to acquire an exceptionally spacious family home, or the unit double glazed windows to the front with fitted venetian blinds, further window to the rear, and sealed unit double glazed opportunity to generate an income through letting two or three rooms for the bed and breakfast trade. double doors which lead out to the front and side patio and garden. Two separate sets of internal glazed doors lead into:

rural | forestry | environmental | commercial | residential | architectural & project management | valuation | investment | management | dispute resolution | renewable energy Dining Room With oak boarded flooring, sloping ceiling with exposed roof timbers, sealed unit double glazed roof windows, recessed ceiling lights, exposed old timber lintels, radiator, sealed unit double glazed windows to the side with fitted venetian blinds, and double doors to the front patio and garden with fitted venetian blinds.

Kitchen Magnificent kitchen featuring extensive range of wall and base units with oak fronts, and granite worktops, having matching upstands, including an island workstation/ breakfast bar with cupboards beneath, display cabinets and shelves, hidden worktop lighting, and one and a half bowl stainless steel sink with mixer tap. Integral appliances include Britannia stainless steel six ring gas cooker with double ovens, stainless steel and glass cooker hood above, Neff microwave, Zanussi coffee machine, American-style fridge freezer, Neff dishwasher, and further fridge. This kitchen also features recessed ceiling lights, radiator, quality tiled floor, exposed old timber lintels, and sealed unit double glazed windows to the front with fitted venetian blinds.

Rear Hall and Utility Room The tiling in the kitchen extends through the rear hall/ utility room which offers cloaks hanging space, radiator, plumbing for washing machine, and internal door to the garage. Maytag commercial washing machine and separate Maytag commercial tumble dryer included in the sale.

WC/ Cloakroom Washbasin and WC with tiled surround, radiator, extractor fan, recessed ceiling lights, and tiled floor.

Integral Garage Large double garage with motorised timber-boarded up and over doors, light and power installed, radiator.

First Floor Landing Half landing with sealed unit double glazed window to the rear. Main landing with oak panelled doors to rooms, radiator, hot water tank and airing cupboard, plus further walk-in shelved store cupboard.

Bedroom 1 L-shaped bedroom with recessed ceiling lights, radiator, sealed unit double glazed window to the front with fitted venetian blinds. En-suite Dressing Room With oak boarded floor, built-in full height wardrobes either side with centre mirror fronted doors, recessed ceiling lights, leading to: En-suite Bathroom Wash basin, WC with wall recess above incorporating large mirror and lighting, oval bath with wall mounted taps, overhead shower and folding shower screen, extractor fan, recessed ceiling lights, ladder-style radiator, tiled walls and floor, loft access, sealed unit double glazed window to the rear

with fitted venetian blind. slate paved area with timber garden shed/ store with attractive stone wall to the rear incorporating arched recesses. Further gravelled parking space adjacent to the Bedroom 2 lower-lawned area. Recessed ceiling lights, radiator, sealed unit double glazed windows to the front and side with fitted venetian blinds. Services All mains services are connected. Bedroom 3 Recessed ceiling lights, radiator, sealed unit double glazed window to the side with Council Tax fitted venetian blind. The Allerdale Borough Council website identifies the property as being within Band ‘F’, and the total Council Tax payable for the year 2016/17 as being £2,375.05. Bathroom Wash basin with mirror and integral lights above, WC, oval bath with wall mounted Local Occupancy Clause taps, separate shower cubicle, recessed ceiling lights, extractor fan, ladder style Occupation is limited by a planning condition which states: radiator, tiled walls and floor, sealed unit double glazed window to the rear with “The occupation of each of the new dwelling houses resulting from the conversion fitted venetian blind. of barns hereby permitted shall be limited to the following descriptions of persons: Bedroom 5 1. A person employed, about to be employed, or last employed in the locality; or Second Floor Radiator, sealed unit double glazed windows to the front with fitted venetian 2. A person who has, for the period of three years immediately preceding his Landing blinds and further sealed unit double glazed roof window. occupation had his only or principle residence in the locality. Half landing with sealed unit double glazed roof window above, main landing with In this condition ‘locality’ shall mean the administrative County of Cumbria and further sealed unit double glazed roof window, radiator, and oak panelled doors Bedroom 6 the expression ‘person’ shall include dependants of a person residing with him or to rooms. Radiator, sealed unit double glazed window to the side with fitted venetian blind her or the widow or widower of such a person. “ and roof window. Under eaves storage space housing two Vaillant gas-fired boilers. Bedroom 4 Offers Radiator, sealed unit double glazed roof window plus further window to the front Shower Room All offers should be made to the Agents, Edwin Thompson Property Services with fitted venetian blind. Wash basin with cupboards and drawers beneath, mirror with integral lights above, Limited. En-suite shower room corner shower cubicle, WC, ladder style radiator, extractor fan, tiled walls and floor, Wash basin and WC, fitted cupboards and drawers, and overhead mirror with sealed unit double glazed window to the front with fitted venetian blind. Viewing integral lights, shower cubicle, ladder style radiator, tiled walls and floor, sealed Outside Strictly by appointment through the Agents, Edwin Thompson Property Services unit double glazed roof window. To the front of the property is a block paved driveway and hard standing for off Limited. road parking, plus slate paved patio and lawn extending to the side of the property with further block paved parking space. Also to the side is an additional enclosed REF: K B1262

Berwick upon Tweed Edwin Thompson is the generic trading Regulated by RICS IMPORTANT NOTICE Carlisle name for Edwin Thompson Property Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that: Galashiels Services Limited, a Limited Company 1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract. Keswick 2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be registered in England and Wales correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their Newcastle (no. 07428207) correctness. Windermere 3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, Registered office: 28 St John’s Street, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor. Keswick, Cumbria, CA12 5AF. 4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn. 5. These particulars were prepared in May 2016.