Knipe Fold Farmhouse and Knipe Fold Barn, Outgate.

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1 Knipe Fold Farmhouse and Knipe Fold Barn, Outgate

2 Knipe Fold Farmhouse and Knipe Fold Barn 1,500,000 Knipe Fold Farmhouse and Knipe Fold Barn Outgate Ambleside Cumbria LA22 0PU A rare and wonderful opportunity to acquire a simply divine family home with a spacious adjoining barn conversion, perfect for holiday letting or a dependant relative (or as a ready made portfolio) in a superb location. Farmhouse Lounge Front Elevation Farmhouse Sitting Room Enjoying sensational views the 17th Century farmhouse includes 4 double bedrooms (1 en suite), a house bathroom complete with a sauna, 3 reception rooms, a study, family kitchen, utility and a double garage. The adjoining barn conversion offers equally stylish 3 bedroomed, 3 bathroomed accommodation with a jaw- dropping living room / kitchen - Perfect! Description Believed to have been built in approximately 1650 and offering a wealth of character which has not dimmed over the years, Knipe Fold Farmhouse now offers stylish yet comfortable and welcoming accommodation which is beautifully presented throughout and is supplemented by the equally delightful Knipe Fold Barn which has been converted in recent years to provide an exceptional holiday let which would equally suit as a wonderful home for an elderly or dependant relative, particularly given the inclusion of a lift to all levels of the barn.

3 The farmhouse includes a lovely family kitchen, the heart of any home, as well as a delightful lounge, separate sitting room, dining room, cloaks room and a study on the ground floor alongside a large pantry and separate utility room. On the first floor are four double bedrooms. The master bedroom has an en suite shower room whilst the house bathroom includes a splendid sauna, perfect for relaxing after a long day at work or indeed a day out on the fells! There is also a double garage and lovely gardens including a summer house and garden shed. Alongside is Knipe Fold Barn, currently a successful holiday let (both properties would let extremely well if a ready made portfolio is what you are seeking). The barn has been converted to an exacting standard and includes a large reception hall (suitable as a games or TV area), a bedroom and utility room on the ground floor, 2 double bedrooms (both en suite), plus a house shower room and cloaks room on the first floor and a superb open plan living room and kitchen on the second floor - all linked by both a lovely oak staircase and by an internal lift. Perfect for an elderly relative or for providing disabled access. This unique combination of stylish and highly attractive homes will appeal to a number of buyers, including those seeking a ready made portfolio for holiday letting, those hunting for a family home with adjoining accommodation for a dependant relative or for those seeking a quality family home with a ready made income from the adjoining holiday let - the options are nearly as endless as the enjoyment which can be simply gained from sitting at the property and admiring the view - come and see for yourself... Farmhouse Kitchen Accommodation (with approximate dimensions) Knipe Fold Farmhouse Farmhouse Dining Room Front Elevation from Front Garden

4 Rear Garden Farmhouse Study Farmhouse 1 Entrance Porch Having a part-glazed door with slate floor and light. Lounge 18' 10" x 16' 11" (5.76m x 5.18m) A spacious and homely room benefiting from a dual aspect and fantastic views over the fields to the fells beyond. Having lovely cottage features including a beamed ceiling and gas wood burner effect stove with slate hearth and still retaining the original bread oven alcove. Family Kitchen 13' 5" x 11' 8" (4.1m x 3.58m) With a combination of wall and base units and a complimentary integrated dresser, this lovely country kitchen has everything you could need or indeed wish for. With both an AGA and integrated Neff induction 4 ring hob and oven, Neff dishwasher, fridge and microwave and sink with mixer tap and drainer. The room also benefits from a lovely beamed ceiling and access to one of the patios. Leading to Dining Room 17' 1" x 12' 0" (5.22m x 3.67m max.) A bright and spacious triple access room with lovely views, plenty of space for the family to dine or to entertain and having a built in storage cupboard and access to the gardens. Pantry Ideal for additional storage, there are wall units, a cold shelf and plenty of space for additional fridge/freezers. Inner Hallway Having a useful storage cupboard. Study 11' 8" x 10' 9" (3.58m x 3.3m) With lovely views and built in hand crafted oak office furniture. Cloakroom Having a WC and wash hand basin.

5 Farmhouse 2 Farmhouse Dining Room Farmhouse 2 Sitting Room 16' 4" x 9' 10" (5m x 3m) A bright room perfect for relaxation and having lovely views over the fields to the fells and benefitting from access to the front of the property and a built in surround sound system. Rear Entrance Porch / Utility An ideal storage space for muddy boots and coats and housing the boiler. Also having plumbing for an automatic washing machine and a Belfast sink. First Floor Landing Having a window of opaque glass, and loft access. Family Bathroom Having a three piece suite comprising a bath with shower over, a pedestal wash hand basin and a WC, this luxurious bathroom also has it's own spacious built in sauna! There is also plenty of built in storage, a ladder style radiator, extractor fan, window with views to the fells, loft access and having part tiled walls and a tiled floor. 1 15' 1" x 11' 1" (4.6m x 3.38m) A large double room with lovely beamed ceilings and views of the gardens and over the rolling fields beyond. En Suite Shower Room Having a three piece suite comprising a modern shower unit with multi point jets and including a rainfall feature, Adelphi pedestal wash hand basin and WC. Also having a ladder style radiator, a beamed ceiling, part tiled walls and loft access. 2 17' 2" x 9' 7" (5.25m x 2.94m) A bright double room with dual aspect, decorative fireplace and beautiful far reaching views over the fields to the fells. 3 18' 0" x 12' 5" (5.5m x 3.79m) A twin room with beautiful views to the fells and useful built in storage and shelving.

6 4 11' 9" x 9' 0" (3.6m x 2.75m) Currently utilised as a play/study room for the grandchildren, and having stunning views. Knipe Fold Barn Accommodation (with approximate dimensions) Entrance Hall The hallway would readily double as a play or games area and gives access to Utility 14' 1" x 10' 2" (4.3m x 3.1m max) A large space ideal for the storage of muddy boots and coats, with plenty of storage having a range of wall and base units. It also houses the boiler and has plumbing for an automatic washing machine, a stainless steel sink with mixer tap and drainer and Xpelair extractor fan. 3 10' 5" x 5' 11" (3.2m x 1.82m max.) A single room with lovely views over the fields and having a beamed ceiling. Storage Cupboard A useful area with built in shelving and a light. Barn 1 Lift This property benefits from having disabled access and a lift to all floors. 1 16' 8" x 12' 1" (5.1m x 3.7m max.) A lovely large room with stunning views over the fields to the fells beyond, built in wardrobes with sensor lighting and a beamed ceiling. En Suite Bathroom A luxury four piece bathroom complete with Villeroy and Boch fittings comprising a bath with mixer tap and shower attachment, separate shower unit with multi point jets, wall mounted wash hand basin with mixer tap and light and mirror over and WC. There is also sensored lighting, under floor heating, an Acova radiator, Xpelair extractor fan and an opaque arrow slot window. Barn 2 Rear Garden 2 10' 9" x 8' 10" (3.3m x 2.7m) A lovely double bedroom with stunning views of the rolling countryside, built in

7 wardrobes with sensor lighting and a beamed ceiling. En Suite Shower Room Having a luxury three piece suite with Villeroy and Boch fittings comprising a shower unit with multi jet points, wash hand basin with mixer tap and mirrored cabinet and light over and WC. Also having under floor heating, sensor lighting, an Acova radiator, Xpelair extractor fan and an arrow slit window. House Shower Room Stylish and modern and having Villeroy and Boch fittings with a two piece suite comprising a multi jet point shower unti and wash hand basin with mixer tap and light and mirror over. Also having an Acova radiator, Xpelair extractor fan and opaque arrow slot window. Cloakroom Having a WC, wash hand basin with light and mirror over and Xpelair extractor fan. Second Floor Open Plan Living Room and Kitchen 28' 4" x 22' 7" (8.64m x 6.9m max.) A fantastic and bright open plan space designed to make the most of the stunning views over the fields and countryside to the picturesque fells beyond having a triple aspect and four remote controlled Velux windows, a feature vaulted ceiling with exposed roof timbers, a wood burning effect stove and plenty of space for both relaxation and dining. There is also lift access to this level. Barn Kitchen Area Kitchen Area Having a range of wall and base units with complementary granite work surfaces with integrated Neff fridge/freezer and microwave, Esse electric range with extractor fan over, Neff dishwasher and stainless steel sink and a half with mixer tap. There is also a breakfast bar. Outside Garage There is a double garage with light and power and plenty of off road car parking provision. Barn 1 En Suite Barn 2

8 Front Garden Barn 3 Barn Open Plan Living Area Gardens In addition to the stunning surrounding country views, the property benefits from having two patios, a large garden mostly laid to lawn, a garden shed and even a summerhouse! In addition to this (and currently used as the garden for Knipe Fold Barn) there is a separate private garden which is situated across the road to the south-east, ideal for admiring those views with a morning coffee or evening glass of wine and additional off road parking provision for three cars. Services The properties are connected to mains electricity and share drainage via a septic tank and both have independent oil fired central heating systems. Tenure Freehold. Council Tax and Business Rates Knipe Fold Farmhouse - Council Tax Band G - South Lakeland District Council Knipe Fold Barn - The property has a rateable value of 3,350 with the actual amount payable for 2015/16 being 1,608. Viewings Strictly by appointment with Hackney and Leigh - Ambleside Office. Energy Performance Certificate The full Energy Performance Certificates are available on our website and also at any of our offices.

9 Barn Living Area

10 Barn Open Plan Living Area

11 W N S E Sauna 1 15'1" x 11'1" 4.60 x 3.38 Lift KitchenArea 2 17'2" x 9'7" 5.25 x '9" x 9'0" 3.60 x '0" x 12'5" 5.50 x 3.79 Living Area 28'4" x 22'7" 8.64 x 6.90 FARMHOUSE UpperFloor COTTAGE Dining Room 17'1" x 12'0" 5.22 x 3.67 Utility 10'5" x 6'6" 3.20 x 2.00 Family Kitchen 13'5" x 11'8" 4.10 x 3.58 Pantry 7'5" x 5'8" 2.27 x 1.75 Lift up up up Lounge 18'10" x 16'11" 5.76 x 5.18 Study 11'8" x 10'9" 3.58 x 3.30 Sitting Room 16'4" x 9'10" 5.00 x '9" x 8'10" 3.30 x '8" x 12'1" 5.10 x 3.70 FARMHOUSE GroundFloor COTTAGE B Lift up Utility 14'1" x 10'2" 4.30 x 3.10 Garage (Farmhouse) 20'4" x 18'4" 6.22 x 5.60 Approx GrossFloor Area = 4827Sq.Feet = Sq.Metres 3 10'5" x 5'11" 3.20 x 1.82 Reception Hall COTTAGE Lower GroundFloor

12 Location Leave Ambleside village centre on the A593 signposted Coniston, taking a left hand turn signposted Hawkshead, crossing the River Brathay on the B5286. Follow this road passing the Outgate Inn on the left hand side for 4.5 miles taking a right hand turn signposted Field Head and Knipe Fold. Continue along this road and Knipe Fold Farmhouse and Barn can be found on the right hand side, after approximately 0.66 miles. Barn Dining Area Hackney & Leigh Ltd Barn 1 Rydal Road, Ambleside, Cumbria, LA22 9AW Barn 2 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.

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