Offices at: Ambleside, Arnside, Carnforth, Grange-over-Sands, www.hackney-leigh.co.uk Kendal, Kirkby Lonsdale and Windermere

GRANGE -OVER -SANDS Property Sales, Lettings & Conveyancing

4 Kents Bank House, Kentsford Road, Grange-Over-Sands, Cumbria, LA11 7BB

A superb Cottage style home, part of a Grade II listed building dating from the 1890's with character and charm aplenty! Offering spacious rooms and tall ceilings, located in this ever popular setting - literally across the road from Ke nts Bank railway station. With views to Morecambe Bay this home could easily be used as' lock up and leave' or permanent residence with viewing highly recommended.

The property briefly comprises Entrance Vestibule and Hallway, Lounge, Breakfast Kitchen, 3 Double Bedrooms (1 En-Suite), separate WC and Bathroom whilst outside there is a Garage, Parking and private and communal Garden Areas.

• Grade II listed building • Garage and Parking • Double glazing and central heating • Energy Rating Band D

£299,500 Ref: G1961

Main Street, Grange-over-Sands, Cumbria. LA11 6DP Tel: 015395 32301 Fax: 015395 35553 3 Bedro oms 2 Bathroom s 1 Living Room email: [email protected]

Lounge

Location: To reach the property proceed out of Grange in Internal inspection is strongly recommended to appreciate this the direction of Allithwaite, as the road levels turn left into delightful versatile ho me which could be used as a Family Carter Road and follow the road round into Kentsford Ro ad. Home, Investment or Holiday Home. Carpets and Curtains Follow the road and just before you come to Kents Bank are included in the sale. railway station you will see the property set back on the right hand side.

Kents Bank Station is ideal for catching the train into Grange or for travelling further afield. A bus currently does a circular route around Kents Bank ideal for those wishing to travel into Grange, Kendal or Barrow and there are also currently 2 daily buses direct to Kendal via Grange.

Description: A lovely, comfortable home, part of the historic Kents Bank House conv erted approximately 18 years ago from the former 'Christian Endeavour' holiday centre by highly regarded Priory Builders. The spacious well proportioned rooms are light and bright and benefit from gas central heating and double glazed windows and doors (ex cept the Main Entrance door). Well presented with tall ceilings, the Entrance Hall accommodation comprises Entrance Vestibule and Hallway, Lounge with a wealth of character including original parquet (with approximate measurements) floor and double doors to the paved 'sun trap'; Breakfast Accommodation:

Kitchen, separate WC, 3 Double Bedrooms (1 En-Suite) and Bathroom. Outside there is a Single Garage, Parking, Private Covered Entrance with half glazed leaded and stained Garden Area, additional Communal Grounds and shared entrance door to:- Outhouses.

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Breakfast Kitchen

Entrance Vestibule with coat hooks and door to:-

Spacious Entrance Hall a good circulating space with stairs to first floor.

Separate WC/Boiler Room housing the Worcester Bosch gas central heating combi boiler. Plumbing for washing machine; low flush WC and Addvent extractor fan.

Lounge 19' 8" x 13' 4" (5.99m x 4.06m) from the Entrance Hall the cottage style double doors with multi-pane bevelled edge glazing and 3 steps lead down to the spacious Lounge. A comfortable room with original parquet f loor, cornicing and 2 arched recesses (1 with fitted shelves) and picture rail. Attractive 'carved pine' fireplace with marble style inset and hearth with coal effect gas fire.TV and telephone points and Breakfast Kitchen double glazed double doors leading out to the attractive paved Patio. Under stairs storage cupboard. From the Entrance Hall the spindled and balustraded staircase leads to the: Breakfast Kitchen 14' 9" x 11' 9" (4.5m x 3.58m) a good sized room with pine fronted wall and base units with First Floor complementary worktops and part tiled walls incorporating the 1½ bowl single drainer stainles s steel sink unit. Built in Bosch Landing with loft hatch and double glazed Velux window. electric oven and Bosch 4 burner gas hob with cooker hood Storage cupboard with fitted shelves and airing cupboard with over and plumbing for dishwasher. Telephone point, 3 double shelves and radiator. glazed windows, British Gas central heating controls and inset ceiling spotlights. Bedroom 1 13' 9" x 12' 7" (4.19m x 3.84m) (max) a spacious

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Lounge double room with a lovely outlook from the double glazed Bedroom 2 11' 0" x 9' 6" (3.35m x 2.9m) (max) a double sash style window over the Communal Gardens to Kents Bank room with pleasant rear aspect. railway station and Morecambe Bay beyond. Excellent range of fitted wardrobes with hanging space and shelves. Door to:- Bedroom 3 12' 2" x 9' 5" (3.71m x 2.87m) (max) a generous double room with side aspect. En-Suite Shower Room having a 3 piece white suite comprising tiled shower enclosure with folding door and Mira Bathroom having a 3 piece cream suite with brass Excel shower over, pedestal wash hand basin and low flush accessories comprising pine panelled bath with Mira Excel WC. Part tiled walls, double glazed Velux window, shaver shower over and folding shower screen, pedestal wash hand light and extractor fan. basin and low flush WC. Complementary part tiled walls, Manrose extractor fan and shaver light.

Outside:

Single Garage with an up and over door, power and light. To the front of the Garage there is a partly covered block paved parking area for 1 car.

Private Patio/Garden paved with sitting area, hedged borders and gravelled flower bed which looks into the communal gardens and out to Morecambe Bay.

Communal Gardens providing a most attractive setting with well tended lawns, mature trees, including a magnificent Monkey Puzzle tree and eye catching flower beds.

Bedroom 2

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Bedroom 1

Shared Outhouses including garden room, bin room, store Building Maintenance and Insurance, External Painting and room and recycling room. Decorating, maintenance of the Communal Gardens and the cost of external lights and water.

Viewings: Strictly by appointment with Hackney & Leigh. Telephone: (015395) 32301.

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

Communal Gardens

Services: Mains water (meter), electricity, gas and Ideal holiday letting opportunity drainage. Gas central heating to radiators. If you were to purchase this property for holiday letting Sykes Cottages estimate it has the potential to achieve 30 – 35 Tenure: Leasehold. Subject to the remainder of the 999 year bookings a year with a gross annual income of around £14,500 lease dated the 1/1/1998. A service charge is payable, - £16,000 pa. To discuss the holiday let potential call Sykes currently £1300 pa which is paid in two halves and includes Cottages on 015394 96444.

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E S

N W

Patio

Bedroom 1 13'9" x 12'7" Lounge 4.19 x 3.84 (max) 19'8" x 13'4" 5.99 x 4.06

up

Bedroom B 3 12'2" x 9'5" 3.71 x 2.87 (max) up

Kitchen Bedroom 14'9" x 11'9" 2 4.50 x 3.58 11'0" x 9'6" 3.35 x 2.90 (max)

Ground Floor First Floor

Approx Gross Floor Area = 1232 Sq. Feet = 114.21 Sq. Metres

For illustrative purposes only. Not to scale.

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 the 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 given, nor do they form part of a contract.

Derrick M. Hackney F R I C S • John J. Leigh F R I C S David Capps MRICS • Elaine Bradshaw • Richard Harkness MR ICS • Michael Graham FNAEA • Robert Casson FNAEA • Keir Walls FNAEA