THE GROVE FARM, WITHERSLACK, GRANGE-OVER- SANDS, CUMBRIA Asking Price 1,150,000

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1 THE GROVE FARM, WITHERSLACK, GRANGE-OVER- SANDS, CUMBRIA Asking Price 1,150,000 This quintessential English country home is beautifully situated in arguably one of the most idyllic settings in the Lake District National Park with scenic views towards Cartmel Fell and Yewdale Scar close to the picturesque village of Witherslack. Grove Farm is a lovingly restored, Lakeland period farmhouse playing host to a mass of original features and impeccable detail, including original fireplaces, exposed beams and trusses. Seamlessly incorporating the needs of a modern day family with rather grand reception rooms, a large country kitchen and luxury bathrooms. The substantial interior comprises: Entrance hall, sitting room, lounge, formal dining room, dining country kitchen, utility room, wc, four bedrooms, dressing room, two en suites and a family bathroom. 12 Finkle Street, Kendal, LA9 4AB Tel: Cumberland Estate Agents Ltd is a wholly owned subsidiary of Cumberland Building Society. Registered Office: Cumberland House, Cooper Way, Parkhouse, Carlisle CA3 0JF

2 THE GROVE FARM, WITHERSLACK, GRANGE-OVER-SANDS, CUMBRIA Asking Price 1,150,000 DIRECTIONS Head South out of Kendal on the A591 towards Barrow. At the roundabout take the A590 towards Barrow and continue for about 5 miles, turning right where signposted Witherslack by the Derby Arms. Proceed into the village turning left signposted HaleCat, take your first Left passing Halecat Nursery on your left. Follow the lane for a while turning at the first T junction, follow this road to your right where 'The Grove Farm' is on your left. Dining Room 4.57m x 4.27m (15' x 14') A room with plenty of character at the side of the house with Rembrandt open fire grate in large stone hearth, slate floor, two sash windows with window seats and built in pine cupboards. ACCOMMODATION GROUND FLOOR Front Entrance Hallway Arched feature with cornice mouldings and pitch pine staircase. Lounge 8.36m x 4.22m (27'5" x 13'10") A lovely bright room with triple aspect windows, including French doors with pine shutters leading out into the garden. Two radiators and three wall lights. Marble fire surround with ornate inset open grate and brass fender. Inner Hall Deep walk in storage cupboard, window to the side, slate floor and access to the cellar and courtesy door to Lounge Cellar 5.2m x 3.35m (17'1" x 11') Flag floor and stone keeping slabs around an original feature well Sitting Room 4.14m x 3.35m (13'7" x 11') Marble fire surround and inset real flame gas (Calor) fire. Shuttered windows to the front elevation providing an open outlook over fields to The Scar beyond. Shelved storage cupboard. Large Farmhouse Kitchen and Day Room 6.96 (22'10")m x 3.38 (11'1")m (18'5")m x 3.6 (11'10")m This is an excellent open space which has been enlarged by the present owners to provide a very appealing day room, south facing looking out over the gardens. The 'Chalon' Bespoke kitchen units are of a high quality feature which provides cupboard space with granite worktops, central island unit which has an inset induction hob, dresser and fitted equipment including fridge, microwave and oil fired Aga with feature tiled splash area with hand forged 'Grove Farm' inscription. The room has plenty of character with a limestone tiled floor, original beamed ceiling, fitted book shelving, multifuel stove set on a slate hearth and a glazed area over looking the garden with French windows opening out onto the terrace.

3 Bedroom m x 3.48m (14'8" x 11'5") A generous double bedroom with a west facing aspect and original cast fire with marble fire surround, radiator. En Suite Shower Room 2.06m x 1.96m (6'9" x 6'5") Fitted with a contemporary Villeroy and Boch suite which provides WC, corner curved shower cubicle and wide vanity wash hand basin. Attractive tiled wall with limestone floor together with towel radiator. Bedroom m x 3m (14'8" x 9'10") Double bedroom at the front of the house with open, west facing views. Radiator. Utility Room 3.73m x 3.2m (12'3" x 10'6") Also finished with a limestone tiled floor the utility room provides a good laundry space with granite worktops with inset stainless sink and draining grooves, range of fixture cabinets and plumbing for washing machine. Doors provide access to the garden and double carport. Master Bedroom 5.4m x 2.82m (17'9" x 9'3") A good size double bedroom with dual aspect shuttered windows and original marble fire surround. Built in pine wardrobe. Cloakroom Fitted with WC and corner wash hand basin. Radiator, window to the rear, tiled floor and loft access. FIRST FLOOR First Floor Landing A return staircase leads to the first floor with feature window. Radiator. House Bathroom 3.68m x 3.18m (12'1" x 10'5") Measured to widest points. Recently refurbished with a high quality Villeroy and Boch suite, comprising; double ended bath with retractable hand shower, WC and wide vanity wash basin and cabinet. Towel radiator, tiled floor and double glazed window with views. En Suite 3.2m x 2.84m (10'6" x 9'4") Another good sized room with a four piece suite comprising; walk in double shower area, WC, bidet and pedestal wash basin. Double glazed window, radiator and tiled surround. Connecting Hall Leads to the oldest part of the home. circ 18th century Bedroom 4 / Guest Suite 6.76m x 3.35m (22'2" x 11') To the rear of the house this fourth bedroom has windows on two sides including seats and a vaulted beam ceiling. Also accessed from the kitchen via a secondary staircase this fourth bedroom could be used as a guest suite with the adjacent dressing room/office.

4 is also the capability of connecting this accommodation directly through to the main house if required. GROUND FLOOR Kitchen 3.6m x 3.25m (11'10" x 10'8") Modern bright space within the traditional building finished with a Burlington slate floor and enjoys excellent views across meadows to natural woodland. A multifuel stove in large stone surround and a range of modern kitchen cabinets incorporating hob, oven and fridge. Open plan into: Dressing Room 5.05m x 3.05m (16'7" x 10') Wooden floor, Velux roof window, radiator and ample hanging space Living/Dining Room 5.82m x 3.1m (19'1" x 10'2") Burlington slate flooring, double glazed French doors with side windows with open views and 2 radiators. Office 3.89m x 3.84m (12'9" x 12'7") Adjacent to the main farmhouse is a series of outbuildings which have been developed to form the carport and the very useful office room at the rear, over looking the gardens with a veranda entrance and a shuttered window. ATTACHED COTTAGE The remainder of the outbuildings formed a small stone built barn from which has been developed as a very comfortable two bedroom cottage around 12 years ago. This has it's own separate entrance and oil fired central heating system and is set out on two floors. Throughout the cottage quality materials have been used with solid oak doors with hand forged handles, slate floors on the ground floor and oak floor on the first floor. The cottage offers a facility for guests or family or could be used to provide good income through holiday letting. There

5 Inner Lobby with Utility Store with cloaks cupboard with separate cloak room fitted with WC and wash hand basin. A pitch pine staircase leads to the first floor also with deep over-croft storage cupboard. FIRST FLOOR Bedroom 1 3.6m x 2.67m (11'10" x 8'9") Double bedroom with built in wardrobe, wood floor, feature window. En Suite Pedestal wash hand basin, WC and corner shower cabinet with multi jet system. Velux roof window, extractor fan. Sitting Room 4.27m x 4.14m (14' x 13'7") Central room with two excellent windows looking out over the fields and woodland with built in seats in oak. Exposed beams to pitch ceiling. Bedroom m x 2.95m (10'5" x 9'8") A second double bedroom with a built in wardrobe, Velux window, radiator and feature window. En Suite Bathroom 1.96m x 1.47m (6'5" x 4'10") Twin grip panelled bath, WC and vanity wash hand basin with cupboard under. Tiling to the walls and floor, window to the side and Dimplex wall heater. The main outbuilding is a substantial large Lakeland bank barn in stone and slate with a tiled roof, typical in its design for the area with shippons, stables and byres beneath and a large five bay barn above. Attached to the main barn is a lean to granary with loft over and a useful store or hen house together with wood store. The land to The Grove Farm extends in total to around 14 acres and is a series of level enclosures of varying size offering original pasture land with a small area of mature woodland. Off the lane is a very useful open fronted livestock building in stone and slate. Outside Long private driveway with remotely operated gates into the main farmyard. The double carport is block paved and there is plenty of parking in front of the barn and around the main house. There is an integral garage with up and over door which also houses twin boilers for the house and cottage respectively. Immediately round the farmhouse are some established garden areas with generous paved sheltered terrace to enjoy the sun and views and a natural lawned garden with some fine mature trees including horse chestnut and an interesting original stone built earth closet CAR /03/10/16.

6 VIEWING Strictly by appointment through agent. APPLIANCES AND SERVICES The mention of any appliances or services within these particulars does not imply that they are in full and efficient working order. DO YOU HAVE A PROPERTY TO SELL? If you are considering moving home and still have a property to sell, we will be pleased to carry out a FREE VALUATION together with marketing advice including full details of our extremely competitive selling package. IMPORTANT INFORMATION All measurements are approximate. Any fixtures, fittings, appliances or services mentioned in these particulars have not been tested and as such no guarantee is given that they are in full and efficient working order. These particulars, are set out for guidance only and do not constitute any part of an offer or contract. Intending purchasers or tenants should not rely on them as being completely accurate, but must satisfy themselves by inspection or otherwise. If any aspect is of particular importance, please contact our office and we will attempt to verify the information.