Laburnum Cottage Dockray, , CA11 0JY

• Traditional Cumbrian Dormer Cottage • Idyllic National Park Village with Superb Views • Living Room, Dining Room + Study/3rd Bedroom • Breakfast Kitchen, Conservatory with Laundry Area + Shower Room • 2 Double Bedrooms + First Floor Bathroom • Economy 7 Heating + Open Fireplaces • Front Garden with Off Road Parking for Several Vehicles • Detached Wooden Garage • EPC F

Price £475,000 Perfectly positioned to experience the above , the pretty village of Dockray, an archetypal Cumbrian fellside village, is set amidst quite stunning Lakeland scenery and nestled at the base of Common and Gowbarrow and a short walk from . Laburnum Cottage is a traditional Dormer Cottage offering spacious, simple country style accommodation comprising: Hallway, Living Room, Study/3rd Bedroom, Dining Room, Kitchen, Conservatory open into Utility Room, ground floor Shower Room, 2 Double Bedrooms and a Bathroom. Outside there is a front garden with Off Road Parking for several vehicles and accessed from a lane to the side is a Garage. The property does benefit from Economy 7 Heating, Double Glazing and Open Fireplaces. Location From Penrith, head west on the A66 and drive to Troutbeck. Turn left, signposted to Dockray and Ullswater. Drive into the village of Dockray, past the Royal Hotel and over the bridge, and pull into the the parking area on the left, Laburnum Cottage is on the opposite side of the road. Amenities Penrith Dockray is within the Lake District National Park and is ideally positioned for access to the Lakeland fells and Ullswater. In the village there is a public house/hotel. Local facilities can be found in the village of Glenridding, approximately 3.6 miles, where there is a primary school, a village hall, 2 public houses, a hotel and 2 general stores. All main facilities are in Penrith, just over 13 miles

Penrith is a popular market town, having excellent transport links through the M6, A66, A6 and the main West coast railway line. There is a population of around 16,000 people and facilities include: infant, junior and secondary schools. There are 5 supermarkets and a good range of locally owned and national high street shops. Leisure facilities include: a leisure centre with; swimming pool, climbing wall, indoor bowling, badminton courts and a fitness centre as well as; golf, rugby and cricket clubs. There is also a 3 screen cinema and Penrith Playhouse. Penrith is known as the Gateway to the North Lakes and is conveniently situated for Ullswater and access to the fells, benefiting from the superb outdoor recreation opportunities. Services Mains water and electricity are connected to the property. Drainage is to a private septic tank. Tenure The vendor informs us that the property is freehold and the council tax is band E. Viewing STRICTLY BY APPOINTMENT WITH WILKES-GREEN + HILL ACCOMMODATION Entrance Through a broad panel door to the Vestibule A glazed door leads to the Hallway Stairs lead off to the first floor. There is a night storage heater and stripped pine panel doors off. Living Room 12'5 x 12'7 + bay (3.78m x 3.84m + bay) A double glazed bay window faces to the front overlooking the garden and to the valley. AA double glazed bay window faces to the front overlooking the garden and to the valley. An open fireplace is set in a cast iron surround with tiled insets and tiled hearth. There are two night storage heaters and a TV aerial point.

Dining Room 12'5 x 12'8 (3.78m x 3.86m) A double glazed bay window faces to the front overlooking the garden and to the valley. An open fireplace is set in a cast iron surround with tiled insets and tiled hearth. There are two night storage heaters and a TV aerial point. There is a broad opening to the

Breakfast Kitchen 12'6 x 12'8 (3.81m x 3.86m) Fitted with pale oak fronted base units with a stone effect work surface incorporating a stainless steel 1 1/2 bowl single drainer sink, mixer taps and tiled splash back. There is space for a LPG cooker and upright fridge freezer. An LPG stove set in a brick inglenook with a quarry tiled hearth, the floor is laminate and two double glazed windows face to the side. A pine plank door opens to a walk in larder cupboard with shelves. Glazed double doors open to the conservatory. Study/Bedroom Three 12'5 x 12'8 (3.78m x 3.86m) An open fireplace is set in a cast iron surround is set on a tiled hearth and a double glazed window faces to the rear. There is a night storage heater, a telephone point and a TV aerial point.

Conservatory 10'11 x 9'8 (3.33m x 2.95m) Having a uPVC double glazed window and door to one side, glazed roof and ceramic tiled floor. Off the conservatory is a

Utility Area 4'7 x 13' (1.40m x 3.96m) Having plumbing for a washing machine, ceramic tiled floor and a night storage heater. There is a recessed shelved cupboard, a door to the shower room and a door leading outside. Shower Room 6'7 x 5'10 (2.01m x 1.78m) Fitted with a white toilet, wash basin and shower enclosure with electric shower. The walls are marine boarded and the floor is ceramic tiled. There is a Velux roof light, a night storage heater and a wall mounted fan heater. First Floor- Landing Bedroom One 17'7 x 12'8 (5.36m x 3.86m) A double glazed dormer window faces to the front overlooking the garden to the surrounding countryside and a double glazed Velux window to the rear with views to Common Fell. There is a night storage heater and access to a small eaves store.

Bedroom Two 17'9 x 9'6 (5.41m x 2.90m) A double glazed dormer window faces to the front overlooking the garden to the surrounding countryside, a double glazed Velux window to the rear with views to Common Fell and a double glazed window to side. There are polished, exposed floorboards, a night storage heater and access to a small eaves store.

Bathroom 10'5 x 6'10 (3.18m x 2.08m) Fitted with a pale coloured three-piece suite. A double glazed dormer window faces to the front and there is a night storage heater. Outside Laburnum Cottage is accessed from the roadside through a wooden gate to the drive with a shrub border to one side and the garden to the other. The driveway leads across the front of the cottage to a parking area to the side.

The front garden is mainly to lawn with a mixed Yew & Holly hedge to boundary.

There is a small area with a log store, coal bunker and a tool shed with light and water. Detached Garage 15'8 x 8'10 (4.78m x 2.69m) Accessed from the side lane and having light and power. A rear pedestrian door leads out to a broad path across the rear of the neighbouring property to a small flagged area by the conservatory. Email - [email protected] 9 + 10 Angel Lane Visit our Website - www.wilkesgreenhill.co.uk Penrith Cumbria Disclaimer These particulars are set out as a general outline in accordance with the Property Misdescriptions Act (1991) only for the CA11 7BP guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract. Details are given without any responsibility, and any intending purchasers, lessees or third parties should not rely on them a s statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. We T: 01768 867999 have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All F: 01768 895033 photographs, measurements, floor plans and distances referred to are given as a guide only and should not be relied upon for the purchase of carpets or any other fixtures or fittings. Gardens, roof terraces, balconies and communal [email protected] gardens as well as tenure and lease details cannot have their accuracy guaranteed for intending purchasers. Lease www.wilkesgreenhill.co.uk details, service ground rent (where applicable) are given as a guide only and should be checked and confirmed by your solicitor prior to exchange of contracts. No person in the employment of Wilkes-Green + Hill Ltd has any authority to make any representation or warranty whatever in relation to this property. Purchase prices, rents or other prices quoted are correct at the date of publication and, unless otherwise stated, exclusive of VAT. Intending purchasers and lessees must satisfy themselves independently as to the incidence of VAT in respect of any transaction relating to this property.

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