£315,000 House/Stable Is Just Delightful

Field Broughton

Secluded and tranquil this charming converted coach £315,000 house/stable is just delightful. With generous light rooms, modern Kitchen, unique layout and original features located Ostlers Cottage in a pretty hamlet just outside Cartmel. Comprising Hallway, Shower Room, Dining Space, Living Room, Kitchen, 3 Field Broughton Double Bedrooms, Family Bathroom, Private Courtyard, Grange-Over-Sands Garage and Parking. Cumbria

LA11 6HW

Property Ref: G2410 3 2 1 F

www. hackney-leigh .co.uk Lounge

Location/Description Much loved for many years by the current vendors and their family as a 'get away from it all' home from home, Ostler's Cottage is a little bit special. Tucked away peacefully enjoying a rural yet convenient location. Part of the former coach house and stables to the nearby "Broughton Grove" Ostlers Cottage was sympathetically converted a number of years ago and retains some interesting features with old beams and magnificent dressed limestone arches (the original entrance)! In 1999 the current owners engaged local architect John Coward to redesign and alter the ground floor to improve use of space and create a flow from the cottage out to the courtyard. Solid wood windows and external doors replaced those in the original conversion. With tasteful modern Kitchen, generous rooms,

Lounge pleasing views and superb private Courtyard reminiscent of 'The Secret Garden' this property would be perfect as a family or second home. Field Broughton is a small Hamlet close to Cartmel famous for its fine eateries, 12th Century Priory, Steeplechase Meetings and Sticky Toffee Pudding! To reach the property from Grange-Over-Sands, proceed towards Cartmel turning right opposite the Pig and Whistle public house, continue out of the village passing the Primary School and keeping to the main road without taking any turnings until on the edge of Field Broughton, take a right turn (easy to miss), along a private lane with a sign "Rusko" at the end. Follow the lane around to the left passing Rusko on the left and Ostler's Cottage is o ne of a small cluster of properties on the left hand side.

Lounge

For a Viewing Call 015395 32301 Lounge

Accommodation (with approximate measurements)

From the Private Driveway step up into the Covered open Porch to the front door, opening to:-

Hallway 8' 9" x 5' 5" (2.68m x 1.67m) light filled with windows to one side and large roof light in high vaulted ceiling. Cottage style plaster walls, exposed beam and ceramic tiled floor. Steps down to Dining Area and door to:-

Shower Room large roof window in high vaulted ceiling and continuation of ceramic tiled floor. Cream suite comprising low flush WC with concealed cistern, wash hand basin on vanitory storage unit and corner shower enclosure. Brass ladder heated towel rail. Lounge

Dining Area 13' 3" x 10' 7" (4.05m x 3.23m) Max raised, balustraded and open to lower Lounge. Stairs to First Floor and door to Kitchen. Ample space for dining with exposed beams and original 'pulley' feature to ceiling. Cottage style plaster walls.

Kitchen 10' 3" x 8' 3" (3.14m x 2.53m) with low deep set window to front with window seat. Attractive range of 'shaker style' cream wall and base cabinets with 'Corian' work surface with integrated deep sink with waste disposal unit and complementary wall tiles. Stainless steel 'Bosch' microwave, extractor fan, electric oven and ceramic hob. Integrated 'Bosch' fridge and dishwasher. Ceramic tiled floor and exposed ceiling beam.

Stairs rising from dining area

www. hackney-leigh .co.uk Dining area

Lounge 19' 7" x 14' 9" (5.97m x 4.50m) Max from the open Dining Area 5 steps lead down into the Lounge. A most impressive space flooded with natural light from the super double set of patio doors with magnificent dressed limestone archway surround. Cottage style plaster walls and feature alcove recess and ancient beam. Super wood burning stove on raised slate hearth to the centre of the room. Small storage cupboard. Private outlook into pretty cobbled Courtyard.

the stairs rise to the Landing with wooden panelling to walls, loft hatch, shelved storage cupboard and doors to all rooms.

Bedroom 1 13' 11" x 11' 1" (4.25m x 3.39m) a generous Double Bedroom with cottage style plaster walls and large window to rear. Shower Room Exposed beam and recessed ceiling spot lights

Bedroom 2 13' 11" x 8' 3" (4.25m x 2.54m) a second spacious Double Bedroom currently arranged as a twin. Large window to rear. Cottage style plaster walls, exposed beam and recessed ceiling spot lights. Built in wardrobes with louvre doors.

Bedroom 3 11' 2" x 8' 0" (3.41m x 2.45m) the smallest of the three Bedrooms but still a double. Window to front.

Bathroom with frosted window (internal to Hallway below) and suite comprising low flush WC, pedestal wash hand basin and panelled bath. Painted T & G to half walls and cottage style plaster finish.

Garage

For a Viewing Call 015395 32301 Kitchen

Outside

Courtyard with access via the Living Room. The Courtyard is a delight. Completely private and enclosed by high stone wall and mature shrubbery. Cobbled and with some raised border planting. An ideal, peaceful and sunny spot to enjoy al-fresco dining or simply the tranquility of the surroundings.

Parking Private entrance driveway shared with the other two properties leading to access drive to the side with high mature hedge providing parking in front of the garage and to the side.

Garage 16' 11" x 7' 11" (5.18m x 2.43m) with double wooden doors, power an d light and central heating boiler. Ostler's Cottage Garage is the one to the right. Kitchen

Services: Mains water, electricity and drainage. Oil fired central heating.

Council Tax: Band D. South Lakeland District Council.

Tenure: Freehold. Vacant possession upon completion. No upper chain.

Viewings: Strictly by appointment with Hackney & Leigh Grange Office.

Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices. Kitchen

www. hackney-leigh .co.uk Bedroom 1

Rental Potential: If you were to purchase this property for residential lettings we estimate it has the potential to achieve £900– £950 per calendar month. For further information and our terms and conditions please contact our Grange Office.

Bedroom 3

Bathroom

For a Viewing Call 015395 32301 Bedroom 2

Courtyard

www. hackney-leigh .co.uk

Courtyard

Lounge Bedroom 2 Bedroom 1 5.97m x 4.50m 4.25m x 2.54m 4.25m x 3.39m (19'7" x 14’9”) (13'11" x 8'4") (13'11" x 11'1") max

Dining Area 4.05m x 3.23 (13'4" x 10’7”) max

A/C Kitchen Bedroom 3 3.14m x 2.53m 3.41m x 2.45m (10'4" x 8'4") (11'2" x 8’) max

Porch Ground Floor First Floor 2.68m x 1.67m (8'10" x 5'6")

Garage 5.18m x 2.43m (17' x 8')

3.94m x 2.40m (12'11" x 7'10")

Total area: approx. 133.9 sq. metres (1440.8 sq. feet) For illustrative purposes only. Not to scale. REF: G2410

All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in t he event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is giv en, nor do they form part of a contract.