Oxenholme House. FOR AUCTION Helmside Road, Oxenholme, Kendal, Cumbria, LA9 7HD

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Oxenholme House FOR AUCTION Helmside Road, Oxenholme, Kendal, Cumbria, LA9 7HD A most

acres of sound meadow and pasture land. In all to about 16.81 acres [6.77 hectares].

1 Oxenholme House FOR AUCTION Helmside Road, Oxenholme, Kendal, Cumbria, LA9 7HD A most imposing, County Gentleman's Residence dating from the late Nineteenth Century, retaining many features of the original period. Impressive range of stables and outbuildings, wooded grounds, ménage, paddock and several acres of sound meadow and pasture land. In all to about acres [6.77 hectares]. To be SOLD by PUBLIC AUCTION at the CROOKLANDS HOTEL, CROOKLANDS, Nr KENDAL on FRIDAY 3rd JUNE 2011 at 2.30pm in Three Lots, or such other Lots determined at the time of the sale 36 Finkle Street, Kendal, Cumbria LA9 4AB Tel: Fax: enquiries@michael-cl-hodgson.co.uk Also at Grange-over-Sands Tel:

Oxenholme House, Helmside Road, Oxenholme, Kendal, Cumbria, LA9 4QA SUMMARY Built in 1890 as a shooting Lodge for the Wilson family of Rigmaden Only three owners since original construction.

2 Oxenholme House, Helmside Road, Oxenholme, Kendal, Cumbria, LA9 4QA SUMMARY Built in 1890 as a shooting Lodge for the Wilson family of Rigmaden Only three owners since original construction. Stunning, panelled Entrance Hall with majestic staircase and fireplace. Impressive Drawing Room and Dining Room. Elegant Staircase and Landing. Stained glass features, ornate architraves. Former Billiards Room converted to a selfcontained Apartment. Original Kitchen converted to a Flat. First Floor Apartment. The Apartments could easily be reinstated into the principal accommodation. Four large double Bedrooms on First Floor. Servant s Quarters with potential for additional accommodation. Comprehensive range of Stables, Outbuildings including a large Workshop. Formal Gardens with terrace and Sun House. Ménage and paddock. Adjacent meadow and pasture land to be offered as separate Lots of interest to local landowners, farmers and those wanting a pony paddock. Potential to upgrade and alter. Convenient location for Kendal, the South Lakes, Lake District National Park and Oxenholme Railway Station. Of interest to hobby farmers and those with equestrian pursuits. Inspection highly recommended. LOT NO SUMMARY OF LOTS DESCRIPTION 1 Oxenholme House, Stables, Outbuildings, Gardens, Ménage, Woodlands and Paddock 2 Oxenholme House, Pastures and Meadows 3 Helm Pastures and Meadows COLOUR ON PLAN ACRE HA Red Blue Green Tel:

The Accommodation Briefly Comprises: [all measurements are approximate] Carriage drive to turning sweep and splayed limestone steps to covered porch and raised

84m [including stairs] (27'9" x 15'11") Entrance door and side windows with leaded lights and period decorative stained glass including the original owner s

3 The Accommodation Briefly Comprises: [all measurements are approximate] Carriage drive to turning sweep and splayed limestone steps to covered porch and raised front terrace. ENTRANCE PORCH: Open porch with slate roof. Tiled floor. Date stone IMPRESSIVE ENTRANCE HALL: 8.47m x 4.84m [including stairs] (27'9" x 15'11") Entrance door and side windows with leaded lights and period decorative stained glass including the original owner s family motto. Fireplace with wood and tile surround, tile and granite hearth. Part oak panelled walls. Beamed ceiling with cornicing. Oak flooring. Carved oak staircase. Two central heating radiators.

DRAWING ROOM: 6.83m x 4.49m (22'5" x 14'9") Bay window. Fireplace with oak and tile surround sandstone/ granite hearth, elegant carved wood over mantle mirror. Part oak panelled walls. Dado shelf.

Doorway to Hunter s Lodge, [self-contained Apartment]. BREAKFAST ROOM: 2.98m x 1.84m (9'9" x 6'0") Quarry tiled floor. Windows to two sides. Tiled walls. Pine clad ceiling. Central heating radiator.

4 DRAWING ROOM: 6.83m x 4.49m (22'5" x 14'9") Bay window. Fireplace with oak and tile surround sandstone/ granite hearth, elegant carved wood over mantle mirror. Part oak panelled walls. Dado shelf. Builtin book-shelves with carved oak cupboard. Alcove with decorative surround. Decorative plasterwork and cornicing to ceiling. Two central heating radiators. Doorway to Hunter s Lodge, [self-contained Apartment]. BREAKFAST ROOM: 2.98m x 1.84m (9'9" x 6'0") Quarry tiled floor. Windows to two sides. Tiled walls. Pine clad ceiling. Central heating radiator. SIDE PORCH: Covered area with quarry tile floor. BOOT ROOM: 1.88m x 1.52m (6'2" x 5'0") Quarry tiled floor. Windows to two sides. Tiled walls. Pine clad ceiling. Rear Hall. LIVING ROOM: 5.28m x 4.50m (17'4" x 14'9") Sash windows to two sides (one UPVC double glazed). Multifuel stove set in brick arched reveal. Two storage heaters. Built-in cupboards. Period pattern tiled floor. BEDROOM: 3.34m x 2.59m (10'11" x 8'6") UPVC double glazed sash window to side. CLOAKROOM: 1.64m x 1.30m (5'5" x 4'3") Electric shower. Low level w.c. Wash hand basin. Window to rear. Part tiled tiles. Quarry tile floor. DINING ROOM: 7.27m x 5.14m (23'10" x 16'10") Two sash windows with secondary glazing. Original window with period stained glass to side. Multi-fuel stove set in a fine carved oak fire surround with large over mantle mirror in carved wood. Dado rail. Large arched recessed alcove. Ceiling with cornicing. Two central heating radiators. KITCHEN: 5.29m x 2.84m (17'4" x 9'4") Range of fitted wall units, base cupboards and work surfaces. LPG gas Rayburn set in a brick opening. Stainless steel sink with double drainer. Part tiled walls. Part glazed stable door to side porch. Door to cellar. KITCHEN: 3.30m x 1.82m (10'10" x 6'0") Half-glazed entrance door. UPVC double glazed sash window. Range of fitted wall units, base cupboards and drawers and work surfaces. Stainless steel sink with chrome mixer tap. Electric water heater. Part tiled walls. BASEMENT: Door from kitchen. Stairs with access to under-floor areas. CELLAR ROOM NO.1 [Laundry Room]: 4.10m x 2.70m (13'5" x 8'10") Plumbing for washing machine. CELLAR ROOM NO.2: 7.19m x 5.04m [max] (23'7" x 16'6") Three windows to side. Stone slab table. CELLAR ROOM NO.3: 5.05m x 4.64m (16'7" x 15'3") Fireplace. Stone slab and brick built shelving. Borrowed light from Cellar Room 2. Returning to the Entrance Hall : UNDER STAIRS: Access to rear Hall and Ground Floor Apartment. REAR HALL: 5.54m x 1.69m [max] (18'2" x 5'7") Part glazed door and side window to rear. Period pattern tiled floor. Coat rack. Storage shelf under stairs. REAR CLOAKROOM: 2.12m x 1.54m [max] (6'11" x 5'1) Electric shower. Low level w.c. Wash hand basin. Window to rear. Electrically heated towel rail. Shaver point. Extractor fan. Part tiled tiles. Quarry tile floor. The very fine, elegant staircase from the Entrance Hall with leaded glass windows with stained glass features, leads to the LANDING: 9.90m x 4.67m [max] (32'6" x 15'4") Arches and moulded architraves.

BEDROOM 1: 6.30m x 5.14m (20 8 x 16 9 ) Sash windows to front and side. Wood and tile fire surround with tiled hearth.

21m (11 1 x 10 6 ) (including airing cupboard) Panel bath, pedestal wash hand basin and low level w.c. Sash window to side.

53m (21 7 x 14 9 ) Three UPVC double glazed sash windows to front. Window seat. Wooden fire surround with tiled hearth.

5 BEDROOM 1: 6.30m x 5.14m (20 8 x 16 9 ) Sash windows to front and side. Wood and tile fire surround with tiled hearth. Walk-in wardrobe. Storage heater. Cornices to ceiling. EN-SUITE: 3.35m x 3.21m (11 1 x 10 6 ) (including airing cupboard) Panel bath, pedestal wash hand basin and low level w.c. Sash window to side. Airing cupboard. Central heating radiator. Part tiled walls. Part wood panelled. Door to landing. BEDROOM 2: 6.57m x 4.53m (21 7 x 14 9 ) Three UPVC double glazed sash windows to front. Window seat. Wooden fire surround with tiled hearth. Cornices to ceiling. Walk-in wardrobe. Storage heater. BEDROOM 3: 4.82m x 3.64m (15 9 x 12 1 ) Sash window to front. Walk-in wardrobe. Wooden fire surround. Cornices to ceiling.

HUNTERS LODGE, SELF CONTAINED APARTMENT BEDROOM 4: 4.69m x 3.31m (15 5 x 10 9 ) Double glazed UPVC arched window to rear. Alcove with work surface. Cornices to ceiling. SHOWER ROOM: 1.93m x 1.

FIRST FLOOR APARTMENT Door from Landing or from the rear staircase to entrance passage. Double glazed UPVC window to side. Store cupboard. STUDIO APARTMENT: 4.57m x 3.

The apartment has been converted from the original Billiards Room and retains the ornamental roof light with stain glassed features. The Kitchen has been converted from a former Garden Room.

6 HUNTERS LODGE, SELF CONTAINED APARTMENT BEDROOM 4: 4.69m x 3.31m (15 5 x 10 9 ) Double glazed UPVC arched window to rear. Alcove with work surface. Cornices to ceiling. SHOWER ROOM: 1.93m x 1.56m (6 4 x 5 2 ) Double glazed UPVC window to rear. Shower cubicle with electric shower, wash hand basin, low level w.c. Extractor fan. Electric fan heater. FIRST FLOOR APARTMENT Door from Landing or from the rear staircase to entrance passage. Double glazed UPVC window to side. Store cupboard. STUDIO APARTMENT: 4.57m x 3.36m (15 1 x 11 1 ) Double glazed UPVC sash window to side and sash window to opposite side. Metal fire surround. Builtin wardrobe. The apartment has been converted from the original Billiards Room and retains the ornamental roof light with stain glassed features. The Kitchen has been converted from a former Garden Room. KITCHEN 5.02m x 2.05mm (16 6 x 6 8 ) Upvc external door, upvc windows to south and west, quarry tile flooring, fitted base and wall units, stainless steel sink with mixer taps, plumbing for washing machine, electric hob and oven, part tiled walls, storage heater, pine clad ceiling. Blocked door which can be easily opened and leads directly to drawing room in main house. LIVING ROOM 5.44m x 3.94m ( 17 9 x 13 0 ) Large secondary glazed windows with seat facing south, two storage heaters, LPG gas fire on stone hearth, large leaded and stained glass ceiling light feature, wood and decorative plaster ceiling. KITCHEN/DINER: 3.42m x 2.82m (11 3 x 9 3 ) Sash window to side. Stainless steel sink on base unit. Metal fire surround. BATHROOM: 2.51m x 1.65m (8 2 x 5 5 ) Sash window to side. Panelled bath, wash hand basin set into top of base cupboard and low level w.c. ATTIC ROOMS [SERVANTS QUARTERS] TANK ROOM: 3.55m x 2.31m (8 4 x 7 6 ) Tank removed. ATTIC ROOM 1: 4.33m x 2.88m (14 3 x 9 5 ) Sash window to North door to stairs and further door to attic room 2 ATTIC ROOM 2: 4.66m x 3.17m (15 4 x 10 5 ) South facing upvc arched window, small metal fireplace. Further stairs leading to roof space with wooden walkways. GALLERIED BEDROOM: 5.37m x 3.22m ( 17 7 X 10 6 ) Wood panelled with dado rail, under floor storage. SHOWER ROOM: 3.21m x 1.14m (10 6 X 3 8 ) Part tiled, electric shower, pedestal wash basin, low level W.C., electric towel rail.

OUTSIDE Near to Hunters Lodge STABLE: 4.9m x 3.7m (16 2 x 12 2 ) Block and wood construction MÉNAGE: 26.5m x 13.89m (87 5 x 45 8 ) Sand covered area. GARAGE: 5.07m x 4.

23m ( 16 7 x 13 9 ) Lean to block construction, open fronted, concrete floor and galvanized metal roof. SUMMER HOUSE: 3.18m x 3.26m (10 5 x 10.7 ) Next to terrace. Water and electricity available.

86m (33 7 x 19 3 ) Lean to block with sheet roof construction, concrete floor, one large area split into 3 stables. Below the terrace is a recently planted garden and a greenhouse.

49m (13 1 x 11 5 ) Block/brick and wood construction, sheet roof, concrete floor, electric and water. GARAGE WORKSHOP: 10.33m x 5.

7 OUTSIDE Near to Hunters Lodge STABLE: 4.9m x 3.7m (16 2 x 12 2 ) Block and wood construction MÉNAGE: 26.5m x 13.89m (87 5 x 45 8 ) Sand covered area. GARAGE: 5.07m x 4.32m (16 7 x 14 3 ) Stone construction with double pitched roof, concrete floor and large metal doors. WOOD STORE: 5.07m x 4.23m ( 16 7 x 13 9 ) Lean to block construction, open fronted, concrete floor and galvanized metal roof. SUMMER HOUSE: 3.18m x 3.26m (10 5 x 10.7 ) Next to terrace. Water and electricity available. PORTAKABIN WORKSHOP: 5m x 2.7m (15 5 x 8 9 ) Currently used as wood turning workshop. To the south of the Ménage are STABLES 4, 5 AND 6: 10.23m x 5.86m (33 7 x 19 3 ) Lean to block with sheet roof construction, concrete floor, one large area split into 3 stables. Below the terrace is a recently planted garden and a greenhouse. At the north end of the turning sweep and parking area is a Stable Complex, containing three stables. STABLE 1: 3.97m x 3.49m (13 1 x 11 5 ) Block/brick and wood construction, sheet roof, concrete floor, electric and water. GARAGE WORKSHOP: 10.33m x 5.79m ( 34 1 x 18 1 ) Block construction with sheet roof, full length inspection pit in concrete floor, small mezzanine storage area, large metal double doors, window to south. BARN: 15.4m x 5.93m ( 50 8 x 19 6 ) Block construction with metal roof attached to garage/workshop, 2 x hay/storage bays plus STABLE 7 with hayloft above and attached tack room. STABLE 2: 3.35m x 3.49m ( 11 1 x 11 5 ) Part of same building as stable 1 hence construction same and utilities, covered open front 2.74m x 3.62m STABLE 3: 3.54m x 3.70m (11 7 x 12 2 ) Block and wood construction, concrete floor, water and electricity, metal roof, covered open front area 3.70m x 3.23m. STABLE BLOCK: attached to barn (rear of house) Stone construction containing; STABLE 8: 5.5m x 2.99m (18 1 x 9 9 ) STABLE 9: 4m x 2.99m (13 2 x 9 9 )

Between the southerly boundary of the paddock and carriage drive is a pleasant area of trees and shrubs.

LOT 2 OXENHOLME HOUSE PASTURES AND MEADOWS [extending to 5.

Covered corridor with WC and small store. STABLE 12: plus tack room 6.1m x 4.8m.

sloping up towards the easterly boundary, is a pleasant wooden area with a fine selection of hardwood trees, extending

Two sound enclosures of meadow and pasture land situate to the south and adjoining Lot 1, with the benefit of access via

8 Between the southerly boundary of the paddock and carriage drive is a pleasant area of trees and shrubs. The whole of Lot 1 is shown edged red on the Sale Plan and extends to about 4.50 acres. LOT 2 OXENHOLME HOUSE PASTURES AND MEADOWS [extending to 5.07 acres] [shown edged blue on the Sale Plan] STABLE 10 AND 11: 4.87m x 3.95m (16 1 x 13 1 ) divided in two. Covered corridor with WC and small store. STABLE 12: plus tack room 6.1m x 4.8m. OPEN STORE: attached to gable end of stable 9 GARDENS AND GROUNDS Behind the stable block and the main house, gently sloping up towards the easterly boundary, is a pleasant wooden area with a fine selection of hardwood trees, extending along the easterly boundary. Two sound enclosures of meadow and pasture land situate to the south and adjoining Lot 1, with the benefit of access via the farm buildings which are in separate ownership, adjacent to the easterly boundary, from the public highway along The Helm, as shown brown on the Sale Plan. The land slopes gently down to the far westerly boundary. PADDOCK: The paddock slopes gently towards the main road, adjacent to which is an access gate. The water supply for the benefit of Lot 2 is from Lot 1. The troughs are shown WT on the Sale Plan.

Should Lot 2 be purchased separately to Lot 1, then the buyers will share the cost of installing a private water meter between Lots 1 and 2 and the buyer of Lot 2 will be charged for the water

There is no existing access gate between the top field and lower two fields. Generally the land is in good heart with sound stockproof boundary fences.

9 Should Lot 2 be purchased separately to Lot 1, then the buyers will share the cost of installing a private water meter between Lots 1 and 2 and the buyer of Lot 2 will be charged for the water consumed by the buyer of Lot 1. Generally the land is sound, meadow and pasture land in good heart with stockproof boundary fences. There is no existing access gate between the top field and lower two fields. Generally the land is in good heart with sound stockproof boundary fences. There is a gate in the fence between the two fields. Vacant possession on completion. These two enclosure will be of significant interest to those wanting to buy a pony paddock or an area of amenity land, as well as the buyers of Lot 1. LOT 3 HELM PASTURES AND MEADOWS [extending to 7.24 acres] [shown edged green on the Sale Plan] This Lot will be of interest to local farmers and landowners and also to those interested in buying Lots 1 and 2. GENERAL INFORMATION Three excellent enclosures of sound meadow and pasture land adjoining and to the south of Lot 2, with the benefit of access from Helm Lane into the easterly boundary via the existing gateway and also access via the aforementioned farm buildings to the each of Lot 2. There is a gate just south of the farm buildings into Lot 3. The access points are shown brown on the Sale Plan. These good enclosures of land slope down from the easterly boundary adjacent to The Helm to the far westerly boundary. There is gate between Lots 2 and 3. The water supply for the benefit of Lot 3 is presently from Lot 1. Should Lot 3 be purchased separate to Lots 2 and 1, then the buyers of Lot 3 and Lot 1 will share the cost of installing a private water meter for the benefit of the water troughs and the buyer of Lot 1 will charge the buyer of Lot 3 for the water consumed. The troughs are marked WT on the Sale Plan. The following Stipulations where applicable shall be deemed as Special Conditions of Sale. In the event of any variance between the Stipulations and the Special Conditions of Sale then the latter will prevail. Purchasers will also be deemed to have had full notice of the Stipulations and the Special Conditions of Sale and the same will not be read out at the time of sale. The Special Conditions of Sale may be inspected at the Auctioneer s Offices and also the offices of the Seller s Solicitors FOURTEEN days prior to the sale N.B Prospective purchasers are requested to contact the Seller s Solicitors to discuss legal matters pertinent to the sale Contract and documentation. SOLICITORS: Thomson Wilson Pattinson, Stricklandgate, Kendal, Cumbria, LA9 4QA Tel No: METHOD OF SALE: Lots will be offered for sale as described in these particulars. The Auctioneers reserve the right to amalgamate any combination of Lots at the time of the sale. TENURE: Freehold POSSESSION: Vacant possession on completion. The date fixed for completion is FRIDAY 29th JULY 2011 or earlier by mutual arrangement.

DISPERSAL SALE: The seller reserves the right to hold a sale of surplus machinery equipment, materials and effects, on the premises, between the date of the sale and the completion date.

They are deemed to be correct, but any error, omission or mis-statement shall not affect the sale. Purchasers must satisfy themselves as to accuracy.

10 DISPERSAL SALE: The seller reserves the right to hold a sale of surplus machinery equipment, materials and effects, on the premises, between the date of the sale and the completion date. PLANS: The Sale Plans have been prepared by the Auctioneers for the convenience of the prospective purchasers. They are deemed to be correct, but any error, omission or mis-statement shall not affect the sale. Purchasers must satisfy themselves as to accuracy. BOUNDARIES: The responsibility of the ownership of the boundary fences are shown with the T marks on the Sale Plan. The ownership and repairing liabilities of the fences which do not have any T marks, is not established. SINGLE PAYMENT SCHEME AND ENTITLEMENTS: There are no entitlements to the Single Payment Scheme including in any of the Lots. ESA/AGRICULTURAL ENVIRONMENTAL SCHEMES: Although the land is registered as an agricultural holding, there is no existing Environmental or Stewardship Schemes. SERVICES: Lot 1 - Mains electricity water and drainage. Oil fired and LPG central heating. COUNCIL TAX: Band G [verbal enquiry only]. LOCAL/PLANNING AUTHORITY: South Lakeland District Council, South Lakeland House, Lowther Street, Kendal, Cumbria. Tel No: VIEWING: Lot 1 must be viewing strictly by appointment only. All appointments will be accompanied by a representative of the Auctioneers staff. Please contact the Kendal Office. Lots 2 and 3 may be inspected at any time by potential buyers provided a copy of these particulars are in possession. ENERGY PERFORMANCE GRAPHS LOCATION The entrance to Lot 1 is opposite the car park at Oxenholme Station, off Helmside Road. The access for Lots 2 and 3 is from the lane along The Helm, as shown brown on the Sale Plan. From Kendal follow the A65 and Oxenholme Station signs.

11 FLOOR PLANS [For identification purposes only and not to Scale] M658

12 SALE PLAN STRICTLY FOR IDENTIFICATION PURPOSES ONLY AND NOT TO SCALE M658 PROPERTY MISDESCRIPTIONS ACT 1991: The Agents has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Buyer. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. You are advised to check the availability of any property before travelling any distance to view.

SAWMILL COTTAGE Hawkshead, Ambleside, Cumbria LA22 0PL

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