Rowan House, Kiln Lane, Paythorne Price £725,000 Standing in 2.5 beautiful acres this charming barn conversion enjoys magnificent aspects. It comprises hall, cloakroom, lounge, dining room, games room, study, kitchen diner, utility, four double bedrooms, two bathrooms. (2,719 sq ft/252.6 sq m approx. EPC: E). A delightful family focused home. Rowan House, Kiln Lane, Paythorne Directions From our Clitheroe office exit the town along Chatburn Road turning right by Clitheroe Hospital towards the A59. At the junction turn left onto the A59 in the direction of Skipton. Continue through the village of Gisburn until you reach a mini roundabout. Turn left here along the Settle Road and after 1.5 miles turn left again into Kiln Lane, signposted Paythorne. Proceed over the river bridge and into the hamlet of Paythorne where you will see the Buck Inn. Continue for a further sixty yards approximately until you reach the drive to Rowan House on your right hand side. A cattle grid is flanked by two stone walls. The distance from our office in Clitheroe to Rowan House is 10.5 miles. As most of this journey is carried out along the A59, the journey is both swift and straightforward. Alternatively Paythorne can be reached from Bolton by Bowland, leaving the village along the Hellifield Road turning right at the first crossroads which is a convenient alternative route. Services Mains supplies of water and electricity. Drainage is to a septic tank. Heating from an LPG Worcester central heating boiler (new boiler installed 2013). Council Tax: RVBC Band G. We are advised the tenure is Freehold. Additional Features The property has a majority of painted hardwood double glazed windows. Location Situated along the northern fringe of the Ribble Valley close to the Lancashire/North Yorkshire border, the farmland is lush and the views tremendous. We are informed that school buses serve the hamlet in respect of Bowland High School and CRGS and the primary school in Gisburn. Paythorne has its own popular pub (The Buck) and is only 1.5 miles from Gisburn and approximately 5 miles from Bolton by Bowland. Accommodation Rowan House enjoys a truly magnificent setting right in the centre of this delightful hamlet, yet totally screened from the road, privacy afforded by mature trees, hedgerow and shrubs. Facing south westerly, towards Clitheroe, you have a lovely view of Pendle Hill and lush farmland surrounds the property's 2.5 acres (or thereabouts). On the approach to the property there is a triangular fenced croft to the right and the paddock to the left wraps around the property from front to rear, bounded by mature hawthorn hedgerows it extends to the neighbouring property. The proximity of the land enabling domestic equestrian pursuits. There are two timber stables and a tack room. Delightful gardens blend successfully with the rural setting and include some excellent dry stone walling. A sheltered patio area provides the ideal place for alfresco dining and there is ample provision for vehicular parking on the limestone chipping apron at the front of the property. A natural stone footpath skirts the property on three elevations, allowing easy and convenient access to the well kept lawns. Built out of stone with a blue slate roof and arched entrance, Rowan House is a handsome property for sure. When the owners saw it over thirty years ago they fell in the love with the property, the hamlet and the gorgeous aspects. We are confident you will too. The front door is flanked by two casement windows and callers are protected by its recessed design. The hall is wide, deep and very welcoming providing access to the principal reception rooms and has an open string staircase rising to the first floor. The cloakroom has a concealed cistern wc and a washbasin in a vanity unit with a chromed ladder radiator for towels. Double doors open to a generous south westerly facing lounge and sliding doors open onto a stone flagged patio area. The rooms focal point is a natural stone fireplace and you will see exposed beams and windows on three elevations; a lovely light room. The formal dining room allows you to entertain in style and the views are amazing. More relaxed dining can be enjoyed in the L-shaped kitchen diner, complete with rustic oak beams and an attractive range of wood fronted fitted units with a Siemens double oven, microwave oven, ceramic hob and extractor plus integrated fridge, freezer and dishwasher. Sliding doors open to a sheltered patio, offering another alfresco option. The adjacent room offers excellent storage and houses the central heating boiler; there is a separate utility room with plumbing for a washing machine and a stainless steel sink unit. The study allows a place for quiet reflection and the games room will be appreciated by all the family. With its part vaulted ceiling and mullioned windows this is a room you will want to spend time in. On the first floor there is a galleried landing with a vaulted ceiling and two exposed king post trusses, one with an inscribed date of 1842 and the initials RB. Two square casement windows and a Velux window ensure this area is light and airy. The stunning master bedroom has windows on three elevations and generous levels of space. The en-suite features a large walk-in shower with glazed screen and a Mira thermostatic shower. There is a washbasin and low suite wc also. The smartly tiled walls and floor contrast nicely with an exposed stone wall. There are three further bedrooms; two doubles and one ample single. The views from the corner bedroom are sublime, showing Pendle Hill from a little known angle. The house bathroom offers flexibility providing a bath, shower cubicle, two wc's and two washbasins. This charming and compelling home must be seen to be fully appreciated and we strongly recommend it to you. Agents Note Whilst the Agents have walked the boundaries, we have not carried out a detailed measurement survey of the land and therefore any necessary checks should be carried out by the purchasers professional advisors prior to exchange of contracts. Viewing Strictly by appointment with the Agents. (PIQ available on request). (12h14) All fixtures and fittings in these particulars are included in the sale, all others in the property are specifically excluded. Please note that we have not tested any apparatus, fixtures, fittings or services and so cannot verify that they are in working order or fit for their purpose. Photographs are reproduced for general information and it must not be inferred that any item is included for sale with the property. Please note: Although these particulars are thought to be materially correct, their accuracy is not guaranteed and they do not form any part of a contract. 8 York Street, Clitheroe, Lancashire BB7 2DL T: 01200 428691 F: 01200 428702 E: [email protected] www.andertonbosonnet.co.uk.