2 EAST COTE FARM, SKINBURNESS ROAD, SILLOTH, CA7 4QH

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1 WIGTON 13 High Street Wigton, Cumbria CA7 9NJ T: F: E: W: wwwhopesauctioncouk 2 EAST COTE FARM, SKINBURNESS ROAD, SILLOTH, CA7 4QH Price Guide 239,000

2 2 East Cote Farm, Skinburness Road, Silloth, Wigton, CA7 4QH GENERAL DESCRIPTION A perfectly delightful former farmhouse dating, in all probability from the late 18th century and retaining immense charm and character of that Georgian era, forming part of a select small courtyard immediately off Skinburness Road and less than a mile from Silloth town centre The accommodation briefly provides a fine entrance hall with cloak room, sitting room, fabulous conservatory, "country" kitchen, landing with painted period frescoes, three double bedrooms (two en-suite) and house bathroom Adjoining is a most useful two storey barn with an intriguing complexity of roof timbers, most attractive garden and parking facilities at both front and rear The house is most tastefully decorated throughout and the period ceiling beams, the "Grecian Keys" fretwork panelling to the stairs, the barrel-backed secretaire cupboard in the kitchen and the painted original panelling between the front bedrooms combine to create a fascinating home The adjoining barn is on two levels, the upper displaying the intricate original roof structure with its more recent bracing Obviously, there is scope for a conversion if additional room is needed (subject to the appropriate consents) but presently the building serves as an excellent store room, workshop and studio The garden faces south east allowing sun for most of the day and presently some additional ground is rented at its foot which could easily be used as a small paddock if required The vendors took up occupation at the end of 2003 and have completely renovated the house with rewiring and replumbing, new kitchen, bathroom, damp and timber treatment (guarantees available), created the en-suite shower rooms and installed both central heating (cast iron period radiators) and double glazing As outlined above, as many of the original and period features as possible have been retained and, overall, an internal inspection is essential to fully appreciate just what a delightful property this is LOCATION The East Cote courtyard lies immediately off the Skinburness Road just under a mile and a half north of Silloth town centre The town's varied day-to-day amenities are therefore within easy reach - handsome parish church, small supermarkets, general shops and refurbished post office, cafes, hotels, doctor's surgery, primary and secondary schools, sports clubs and the renowned championship golf links For those needing to commute, Carlisle to the east and Maryport, Workington and Cockermouth, with Sellafield beyond, are all within comfortable driving distance The Lake District National Park is a few miles to the south and the coast line north and south of Silloth is now An Area Of Outstanding Natural Beauty For access, proceed from the centre of Silloth up Skinburness Road, past the East Cote "lighthouse" After a further half mile turn right and the sign for the Sea Cote Caravan Park Follow the entrance between the barns straight ahead into the courtyard where the rear of the house is across on the right ACCOMMODATION Ground Floor Entrance Hallway with noteable fretwork panelling at the side of the stairs, and feature stained glass motif window and restored original fanlight above (through into the sitting room), laminate flooring, useful understairs store and stripped pine doors Cloak Room with WC and wash hand basin Utility/Laundry Room 9'6" x 7'6" approx (290m x 229m approx ) having good range of fitted cupboards incorporating vegetable baskets, porcelain sink, beech worktop, plumbing for washing machine, central heating boiler and outer door Dining Kitchen 14'10" x 14' (452m x 427m ) a most attractive room with original barrel-backed bureau cupboard/secretaire featuring shelving and fretwork friezes, "cottage"-style cupboards and shelving, double porcelain sink, beech work surfaces, integrated dishwasher and fridges, Rangemaster cooker, filter canopy hood above, multi fuel stove, skirting radiator, painted flooring, spotlights and ceiling beam A door connects with:- Sitting Room 15'9" x 14' (480m x 427m ) with Victorian slate fireplace inset with multi fuel stove, stripped floorboards, ceiling beam, door to conservatory and connecting door to:- Cloaks Corridor also linking with the conservatory and with the entrance hall Conservatory 25'7" x 9'8" approx (780m x 295m approx ) featuring gothic-style glazing astragals FIRST FLOOR Dog Leg Staircase featuring the original Georgian arched window above which are painted the Angels of Justice and Compassion (1792 originals), matching fretwork and a handsome staircase with exposed newels and bannisters Central Landing off which are bedrooms and bathroom:-

3 Bathroom 9'6" x 9' approx (290m x 274m approx ) newly refitted with four piece suite comprising spa bath, shower cubicle, WC and basin, aqua-panel splashbacks, radiator/towel rail, panelled ceiling, spotlights and shaver point Double Bedroom 1 14' x 12'2" (427m x 371m ) with original painted wall panelling, painted plank floor boards and En-Suite Shower Room having single shower, basin, WC aqua-panel splashbacks and shaver point Rear Double Bedroom 2 13' x 9'8" (396m x 295m ) again with painted plank floor, access to insultated and boarded loft space with drop down ladder and light En-Suite Shower Room similarily fitted SALE DETAILS Services All mains installed; gas fired central heating; sealed unit double glazing, including the barn; excellent levels of insulation; solar panels provide hot water, predominantly from May to October inclusive; telephone line installed; good supply of power points throughout Please note that none of the services has been tested Tenure Freehold Council Tax Band 'C' Viewing Strictly by appointment through Hopes Estate Agents Double Bedroom 3 14' x 13'2" (427m x 401m ) having original panelled inner wall, flanking cupboards and drawers, fretwork cornice and painted plank floor OUTSIDE Communal Forecourt with two reserved parking spaces Adjoining Barn 23'9" x 19'6" overall (724m x 594m overall ) the ground floor having doors to both the forecourt and garden and a new staircase leading up to the upper level studio or workshop, itself having windows looking down the garden There are light, powerand water Garden with raised stone flagged patio area, lawn, circular central bed for table and chairs, shrubs and ornamental and flowering trees, borders, greenhouse (20 feet - 6 metres), fruit trees and two newly created additional parking spaces Additional Ground beyond the rear garden presently rented for 100 per annum (paid up to May 2017)

4 HALLWAY SITTING ROOM KITCHEN CONSERVATORY STAIRWAY WINDOW BEDROOM 1

5 BEDROOM 2 BEDROOM 3 BATHROOM BARN ROOF TIMBERS REAR GARDEN REAR GARDEN/CONSERVATORY

6 Whilst these particulars are prepared with care and are believed to be accurate neither the Selling Agents nor the vendors warrant the accuracy of the information contained herein and intending purchasers will be held to have satisfied themselves that the information given is correct ESTATE AGENTS AUCTIONEERS VALUERS LAND AGENTS Hopes Auction Company Limited Registered Office: Syke Road, Wigton, Cumbria CA7 9NS - Registered in England: VAT Registration No Directors: B Walton (Chairman), J T Brockbank (Vice Chairman), J J Dixon, J Hope, R E Jackson, K Jarman, S Robertson, J T Wilson Company Secretary: S Robertson