1,400,000 TOWN END. Crosthwaite, LA8 8JL. A hidden Lakeland gem

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1 TOWN END 1,400,000 Crosthwaite, LA8 8JL A hidden Lakeland gem Town End is a fabulous small farm (c. 46 acres) in an elevated position with panoramic views of the Lakeland Fells comprising a beautifully restored Westmorland farmhouse and attached cottage with a substantial range of traditional and modern farm buildings, set within pasture, meadow and woodland. Nestled between the Lyth Valley and Lake Windermere in the scenic Winster Valley, Town End is located approximately one mile down a quiet country lane, yet is highly accessible for J36 of the M6 as well as rail services on the West Coast mainline from Oxenholme. Available as a whole or in three lots.

2 Welcome to TOWN END 1,400,000 Crosthwaite, LA8 8JL Within the heart of the picturesque Winster Valley Town End is located along a quiet country lane in a tranquil and private setting, between Crosthwaite, Cartmel Fell and Bowland Bridge enjoying panoramic views of the Lakeland Fells. Dating back to the 1700s, the farmhouse has undergone extensive refurbishment, sympathetically carried out by the current owners with high quality fittings and finishes throughout. The accommodation is spacious and light, set over two floors; to the ground floor is a generous bespoke dining kitchen with Total Control electric AGA with separate oven and ceramic hob, limestone tiled floor with underfloor heating and a walk-in pantry as well as a large living room with woodburner which could alternatively be used as a formal dining room to complement the adjoining kitchen. To the first floor are three well-proportioned and airy bedrooms (one with an en-suite), family bathroom with Villeroy & Boch fittings and underfloor heating; an office/fourth bedroom and with a definite 'wow factor', a spectacular light and airy living room with woodburner and exposed roof trusses. Adjoining the farmhouse is a picturesque cottage comprising a good sized reception room (formerly two rooms) and kitchen with original flagstone floor, shower room, three double bedrooms and bathroom. There is great potential to either combine with the farmhouse to create one large property (there are points on both floors that would lend itself to go through), create a home for a dependent relative or enjoy the income from either a long term let or in this location, a superb holiday let. Town End has an impressive array of farm buildings, which present a wide variety of opportunities and is currently a successful income generating rural enterprise. Opposite the farmhouse is a traditional stone-built barn, which comprises byres and hayloft. The vendors have made a preapplication advice request to Lake District National Park Authority to establish a potential change of use. Subject to the relevant consents, the barn may be suitable for conversion. In addition, there is approximately 46 acres (18.62 hectares) of pasture, meadow and woodland providing privacy and control of the surrounding views. Town End is ideal for those with an aspiration to own land or with an interest in nature, wildlife and conservation; this is a great package. The vendors have made a significant investment to create a diversified small farm with various income streams to include renewable energy, stewardship schemes and income from the let cottage. The Winster Valley is situated between Kendal and Lake Windermere with charming villages of pretty white washed houses nestled within the scenic landscape. The hamlet of Bowland Bridge is approximately 1.25 miles to the north of Town End with nearby Witherslack providing a community led village store. Neighbouring Crosthwaite has a church and primary school. There are some cracking pubs within a stone's throw of Town End with the Hare and Hounds at Bowland Bridge, the Masons Arms (Strawberry Bank) on Cartmel Fell as well as the Punchbowl at Crosthwaite. For those with a culinary interest, the picturesque medieval village of Cartmel is located 8.8 miles to the south of Town End and is renowned for its popular annual agricultural show, famous 'Cartmel Sticky Toffee Pudding' and the two Michelin star L'Eclume restaurant. After thorough testing, we'd recommend them all! A haven for wildlife, conservation and a slice of the good life, this area of the South Lakes is accessible from the A590 trunk road to the south, the market town of Kendal to the east and has the expanse of the Lakes over the fell to the west. Town End is well connected, being around 11.5 miles from Junction 36 of the M6 Motorway with rail services on the West Coast mainline from Oxenholme (11.5 miles) to London Euston (around 2 hours and 45 minutes). All mileages and times are approximate.

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5 A true Lakeland gem LOT 1 Farmhouse Carefully renovated with plenty of character, space and light A welcoming H&M Craftsmen bespoke kitchen with quintessential Total Control electric AGA with separate oven and ceramic hob, Corian worktops, Miele integrated dishwasher, Quooker tap and useful pantry A choice of living rooms - the upper living room being light and airy with a high ceiling is ideal in the summer months; downstairs being cosy during the winter months - both have the comfort of wood burning stoves Three double bedrooms and two bath/shower rooms with Villeroy & Boch fittings and floor and wall tiles Optional fourth bedroom or office/library/music room/hobbies room Private and secluded seating terrace and large informal garden with greenhouse to the rear EPC rating - C Cottage A three double bedroom cottage, a great income generator - equally suitable for holiday or long term lets One large reception room; great space for entertaining family and friends Well-proportioned rooms and character features Enclosed seating terrace to the rear with panoramic views to Kentmere and Fairfield Fells EPC rating - D Outbuildings Detached stone and slate barn with attached shippon Substantial general purpose farm building 19.7m x 18.3m (64.7ft x 60ft) being of four bay steel portal framed construction with internal handling gates Car port 4.6m x 7.6m (15.1ft x 25ft) Cattle shed 14.5m x 4.9m (47.6ft x 16.1ft) with cattle handling facilities Two former pigsties 1.9m x 2.3m (6.1ft x 7.6ft) now providing useful storage Around a small yard at the back of the farmhouse, three small outhouses with plumbing for washing machines having connecting door to the double car port 4.6m x 7.6m (15.1ft x 25ft) Stone built wood store 7.3m x 4.3m (24ft x 14ft) Farmland and woodland acres (7.56 hectares) of meadow and pasture land, in a ring fence surrounding the farmstead, enclosed by traditional drystone walls and livestock fencing Kept in good heart and benefiting from a natural water supply Small semi-mature mixed woodland interspersed amongst the farmland Variety of wildlife and large quantities of wild flowers making a fine display in the spring and summer months LOT 2 In addition, there is acres (10.86 hectares) of pasture and meadow land with good roadside access. The land is internally subdivided using post and wire fencing with most enclosures benefiting from a natural water supply. Highlighted blue on the sale plan. LOT 3 Comprises a small strip of land with a number of traditional damson trees extending to approximately 0.50 acres (0.20 hectares). Its location and size would be of interest to those with an interest in conservation or seeking a small piece of this beautiful English countryside. The land is highlighted orange on the sale plan.

6 You ll need to know Services Mains electricity is connected to the farmhouse, cottage and to the farm buildings (apart from the pigsties) Drainage to two septic tanks Private water supply from Whitbarrow Scar with a UV filtration system to the cottage Wood pellet biomass boiler heating system part of a Renewable Heat Incentive (RHI) scheme until 2034 (fuelling heat and hot water) Solar photovoltaic panels generate electricity with a Feed in Tariff (FiT) until 2036 Internet connections to both the farmhouse (microwave) and cottage (BT fibre optic) Secure electric gates Basic Payment Scheme Entitlements The land is registered on the RPA Rural Land Register under the Basic Payment Scheme. A total of Non-SDA entitlements are included in the sale, and will be transferred to the successful buyer(s) on completion. The cost of transferring these entitlements will be VAT, payable by the buyer. The vendor has made the 2018 claim and for the avoidance of doubt will retain the payment for this year. Woodland Grant Scheme The vendor entered part of the woodland in the English Woodland Grant Scheme. Further details are available from the Agent. Sporting and Mineral rights The sporting and mineral rights are owned by the Lord of the Manor. Boundary plan - not to scale For illustrative purposes only

7 Additional information Council Tax Town End Farmhouse is currently banded E for Council Tax purposes. Town End Cottage is currently banded D for Council Tax purposes. Potential purchasers are advised to verify this information for themselves. Authorities Local: South Lakeland District Council Planning: Lake District National Park ww.lakedistrict.gov.uk Please note All fitted carpets, blinds and curtain poles are included in the sale Kitchen table and dresser are available by separate negotiation A public footpath passes through part of the farmland The Cottage is currently occupied under an Assured Shorthold Tenancy All viewings are carried out at the sole risk of the viewer and neither the selling agent nor the vendor takes responsibility for any part of the property. We would ask you to be as vigilant as possible when making your inspection, for your own personal safety, in and around the farm buildings and on the farmland. Directions Turn off the A590 onto the A5074 by the Gilpin Bridge Inn and stay on this road up the Lyth Valley, after 4.2 miles turn left (signposted Cartmel) onto the single track lane and Town End is on the right after 1 mile. Don t turn into Broad Oak, Town End is approximately 0.3 miles further along on the right. Money Laundering Prospective buyers should be aware that in the event that they make an offer for the property, they will be required to provide the agent with documents in relation to the Money Laundering Regulations; one being photographic ID, i.e. driving licence or passport and the other being a utility bill showing their address. These can be provided in the following ways: by calling into the agent's office with copies or by way of a certified copy provided via their solicitor. In addition, prospective buyers will be required to provide information regarding the source of funding as part of the agent's offer procedure.

8 Lane House, Kendal Road Kirkby Lonsdale Carnforth Lancashire LA6 2HH IMPORTANT Davis & Bowring, for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) these particulars are set out as a general outline only for guidance of intending purchasers or lessees, and do not constitute, nor constitute part of an offer or contract; (ii) all descriptions, photographs, measurements, areas, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Davis & Bowring, has any authority to make or give any representation or warranty whatever in relation to this property nor have we carried out a detailed survey or tested the services, appliances or fittings in the property; (iv) all viewings are carried out at the sole risk of the viewer and neither the selling agent nor the vendor takes responsibility for any part of the property.