Offices at: Ambleside, Arnside, Carnforth, Grange-over-Sands, Kendal, Kirkby Lonsdale and Windermere HAWKSHEAD South View Cottage, Skinner How Lane, Hawkshead Hill, Hawkshead, Cumbria, LA22 0PS Property Sales, Lettings & Conveyancing No prizes for guessing that this lovely 17th century cottage enjoys delightful southerly views, but the welcoming 3 double bedroomed accommodation will surprise and delight those who view. Looking every inch the archetypal Lakeland cottage from the outside South View will not disappoint those who step inside with its beamed ceilings, oak doors and bright accommodation which includes a lovely lounge, a cosy sitting room, a superb family kitchen, shower/utility room, 3 double bedrooms, modern bathroom, workshop, cottage gardens and plenty of parking. Beautiful stone built 17th century Lakeland cottage with southerly views 3 Double bedrooms, bathroom and shower room 2 Reception rooms and a stylish family kitchen Energy Rating Band E 575,000 3 Bedrooms 2 Bathrooms 2 Living Rooms Ref: AM3290 Rydal Road, Ambleside, Cumbria. LA22 9AW Tel: 015394 32800 Fax: 015394 33653 email: amblesidesales@hackney-leigh.co.uk

Sitting Room Location From Ambleside take the A593 heading towards Coniston turning left over the River Brathay onto the B5286 signposted for Hawkshead. After approximately three and a half miles take the turning on the right hand side signposted for Hawkshead Hill and Coniston adjacent to Hawkshead Hall Farm. Follow this lane for approximately half a mile and South View Cottage will be found on the left hand side with ample car parking in the first of the two bays. Description Sitting quietly in a pretty little hamlet just off the road which links Hawkshead with Coniston, South View Cottage is a beautiful and well presented home which is absolutely perfect as a holiday let, lock up and leave weekend retreat or a permanent residence in this unspoilt of the beautiful Lake District National Park. Believed to have 17th century origins, the cottage has been superbly and sympathetically maintained and improved over the years to offer well balanced accommodation which is as welcoming as it is practical. Log burning stoves and oak doors combine delightfully with exposed original timbers to create a home of real character. The wide entrance hall leads you to a lovely bright lounge on one side or to a superb family kitchen on the other. There is a further cosy sitting room beyond (which could be employed as a fourth bedroom if desired) supplemented by a useful shower room/utility room all on the ground-floor. There are 3 double bedrooms on the first floor each with lovely southerly views together with a luxury house bathroom. There is a very useful undercroft/workshop which is perfect for hobbies, bike or canoe storage etc and plenty of car parking provision at the front. The cottage garden is just right and of course this lovely home offers fantastic access to all that the Lake District has to offer - fells, lakes, tarns and pretty villages are all just a short walk or drive away. Surrounded by stunning scenery, South View Cottage is highly recommended for early viewing for those seeking an authentic Lakeland home in an idyllic setting. Accommodation (with approximate dimensions) Entrance Hall With a tiled floor with a recessed floor mat, double radiator, central heating thermostat and a telephone point. Lounge 17' 4" x 11' 5" (5.3m x 3.48m) A lovely dual aspect room with a deep fireplace recess with a timber mantle and a stone hearth housing a Stovax log burner and having 2 double radiators, exposed beams and a television point.

Bedroom 1 Lounge Family Kitchen 17' 0" x 11' 9" (5.19m x 3.6m) A lovely south facing room with an extensive range of wall and base units including glass fronted display cabinets and having complimentary working surfaces which incorporate a bowl and a half sink unit with a waste disposal, Ariston oven and electric hob, electric AGA, Ariston automatic dishwasher, tiled flooring, part tiled walls, exposed beams and downlighters. Family Kitchen Sitting Room 18' 8" x 17' 11" (5.7m x 5.48m Max) A cosy L shaped room enjoying a triple aspect and having a Efel multi fuel stove on a lovely stone hearth, 2 double radiators, telephone point, exposed beams, 2 wall light points, downlighters and a Velux roof light. Inner Hallway Having access off the family kitchen with steps down to

Bedroom 3 Landing With a window to the rear and having a high ceiling with exposed beams and a radiator. Bedroom 1 17' 4" x 10' 9" (5.3m x 3.3m) A dual aspect room with exposed beams, 2 double radiators, 2 wall light points and views of Latterbarrow to the south. Bedroom 2 12' 3" x 8' 11" (3.75m Max x 2.72m) Enjoying lovely views south towards Latterbarrow and having a double radiator, exposed beams including the original roof trusses. Entrance Hall Utility/Shower 9' 4" x 8' 6" (2.85m x 2.6m) With a tiled shower cubicle with a Grohe shower unit with an extractor fan/light, W.C and wash hand basin with a mixer tap and splash back, double radiator, plumbing for an automatic washing machine, window, ladder style radiator and an excellent range of wall mounted storage cupboards. The Staircase from the Hallway leads to First Floor Bedroom 2

Crown copyright and database rights 2014 Ordnance Survey 100025026 Bedroom 3 9' 10" x 8' 10" (3m x 2.7m) Again enjoying a lovely southerly aspect and having exposed roof timbers and a radiator. Bathroom Having a luxury 3 piece suite with a shaped bath with mixer tap and separate shower lead, a dual flush W.C, wash hand basin with a mixer tap, part tiled walls, chrome ladder style radiator, window, downlighters, shaver point and exposed beams. Outside Undercroft 18' 0" x 9' 0" (5.5m x 2.76m) Having external access and housing the Grant oil fired central heating boiler and having power and light points as well as a cold water tap. The undercroft has a ceiling height of approximately 1.86 meters and is ideal as a workshop or hobby area or simply for the storage of logs, bikes, canoes etc. vehicles and possibly more adjoining the main garden. Services The property is connected to mains water and electricity and has shared private drainage, oil fired central heating and double glazing. Council Tax Band G - South Lakeland District Council. Tenure We understand the property to be Freehold. Viewings Strictly by appointment only with Hackney & Leigh Ltd, Rydal Road, Ambleside, Telephone 015394 32800. Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices. Gardens The property has a lovely cottage garden immediately in front with flower beds and a patio affording delightful views. This is supplement by a further garden largely bounded by stone walls with views across the valley towards the Kentmere fells. Car Parking There is ample car parking for at least 4

Ideal holiday letting opportunity If you were to purchase this property for holiday letting Sykes Cottages estimate it has the potential to achieve 35 40 bookings a year with a gross annual income of around 21,500-24,000 pa. To discuss the holiday let potential call Sykes Cottages, Windermere Office on 015394 96444. Bedroom 2 12'3" x 8'11" 3.75 x 2.72 (max) Bedroom 3 9'10" x 8'10" 3.00 x 2.70 Bedroom 1 17'4" x 10'9" 5.30 x 3.30 First Floor Undercroft 18'0" x 9'0" 5.50 x 2.76 B Sitting Room 18'8" x 17'11" 5.70 x 5.48 (max) Shower Room/ Utility up Family Kitchen 17'0" x 11'9" 5.19 x 3.60 up Lounge 17'4" x 11'5" 5.30 x 3.48 Aga Ground Floor Approx Gross Floor Area = 1594 Sq. Feet = 147.76 Sq. Metres For illustrative purposes only. Not to scale. 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. Derrick M. Hackney F R I C S John J. Leigh F R I C S David Capps M RICS Elaine Bradshaw Richard Harkness M R ICS Michael Graham FNAEA Robert Casson FNAEA Keir Walls FNAEA