Offices at: Ambleside, Amside, Carnforth, Grange-over-sands, Kendal, Kirkby Lonsdale and Windermere GRANGE-OVER-SANDS Woodland Villa, Fernleigh Road, Grange-Over-Sands, Cumbria, LA11 7HT A chance to purchase a 3 Double property well located for the town centre and its many amenities that also includes a 1 Double self contained Garden Flat with Garden - 2 properties for the price of one!! The main property is now in need of a little TLC to bring it up to modern standards but these 2 properties together offer a super investment opportunity (with the Flat already having been let out in the past for 475 pcm and the house for 600 pcm) and needs to be viewed to be appreciated. No upper chain Views of Morecambe Bay Flat - Energy Rating Band D Main House - Energy Rating Band E 235,000 Ref: G2026 3 s 1 Bathroom 2 Living Rooms Main Street, Grange-Over-Sands, Cumbria, LA11 6DP Tel: 015395 32301 Fax: 015395 35553 email: grangesales@hackney-leigh.co.uk

Description: An attractive, traditional style stone fronted property with some delightful Bay views together with separate self contained Garden Flat. This well proportioned house comprises Entrance Vestibule/Hall, Dual aspect Lounge, Dining Room with Kitchen off and walk in Pantry. To the First Floor there are 3 Double s and Shower Room. Outside there is a small forecourt Garden to the front. The Garden Flat comprises Entrance Hall, Sitting Room, Sun Room, Kitchen, Pantry, Double and Shower Room. To the rear there is a patio area, Utility with separate WC and lawned Garden with apple trees. Location: The property is situated in a pleasant and convenient position with easy access to the town centre and all of its facilities and amenities including shops, cafes, banks, library and picturesque Promenade. Lounge way street continue straight past the library taking the first left into Fernleigh Road with Woodland Villa being approximately 400 yards along on the left hand side. Accommodation (with approximate measurements) Covered entrance door with frosted glass panels opens to:- Entrance Vestibule leading to Hallway with stairs to First Floor and doors to:- Lounge 19' 2" x 11' 9" (5.84m x 3.58m) (into bay) a generous dual aspect room with views above neighbouring properties towards Morecambe Bay through upvc double glazed window to the rear aspect. High ceiling with complementary coving, feature marble effect fire surround set on a raised hearth and sash window to front aspect. TV point. From the Grange office continue to the miniroundabout and turn right, at the bottom of the one Dining Room 12' 8" x 9' 3" (3.86m x 2.82m) (min) high ceiling with cornicing, sash window, wall

mounted gas fire with back boiler and two recessed fitted cupboards one housing the hot water cylinder. Kitchen 10' 6" x 6' 0" (3.2m x 1.83m) with original sash window providing views through neighbouring properties towards Morecambe Bay. Wall and base units incorporating the 1½ bowl stainless steel sink unit with mixer tap. Part tiled and part wood panelled walls, 'Beko' 4 ring gas oven with cooker hood over 'nearly new'. Sliding wooden door to walk-in pantry. Flat Kitchen From the Hallway the spindled and balluastraded staircase leads to the First Floor with upvc double glazed window providing fine Bay views. Landing with loft hatch and doors to:- 1 14' 4" x 12' 9" (4.37m x 3.89m) a double room having an original fire place (not in use) with decorative surround. Wash hand basin with tiled surround and cupboard under; 2 sash windows. 2 11' 8" x 8' 11" (3.56m x 2.72m) a Flat Garden double room with large upvc double glazed window providing further splendid views towards Morecambe Bay and hills beyond. 3 11' 10" x 8' 3" (3.61m x 2.51m) a double room with sash window and built in wardrobe. Shower Room having a 3 piece suite comprising low flush WC, pedestal wash hand basin and corner shower

cubicle with power shower and sliding doors. Part tiled walls, wood panelled ceiling, shaver light, chrome ladder style radiator and frosted sash window. Self Contained Garden Flat Glass panelled front door opens to:- Hallway with doors off to:- Lounge Sitting Room 11' 7" x 10' 5" (3.53m x 3.18m) a light and bright room with gas fire set on a raised tiled heath. TV and telephone points and access to Sun Room and Kitchen. Sun Room 11' 9" x 9' 5" (3.58m x 2.87m) with polycarbonate roof, upvc double glazed windows and side door with pleasant outlook over the Rear Garden and glimpses of the Bay through neighbouring properties. Kitchen 11' 9" x 4' 4" (3.58m x 1.32m) galley style Kitchen with fitted wall and base units incorporating Dining Room through to Kitchen the 1½ bowl stainless steel sink unit, with part tiled walls, wood panelled ceiling, shelving and Cannon' 4 ring gas cooker. Two internal windows to Hallway and Sunroom. Extractor Fan. 18' 4" x 9' 7" (5.59m x 2.92m) a double bedroom with two built in cupboards with louvre doors, one housing the 'Worcester Bosch' gas central heating boiler. upvc double glazed window to

Rear Garden. Shower Room with 3 piece suite in white comprising low flush WC, pedestal wash hand basin and shower enclosure with 'Mira' shower and folding doors. Frosted window, shaver light and extractor fan. Pantry/Store Room with shelving. Useful storage. Outside: from the Sun Room steps lead down to the stone flagged patio area with door to under croft. Two further steps lead down to the Utility Room. Utility Room with slate roof and separate WC, stainless steel sink unit and plumbing for washing machine. Power, light, wall heater and side window. Rear Garden sloping lawn with apple trees. Services: Mains electricity, gas, water & drainage. Gas central to radiators. Council Tax: Main House - Band C. Flat - Band A - South Lakeland District Council. View Tenure: Freehold. Vacant possession upon completion. Viewing: Strictly by appointment with Hackney & Leigh. Telephone: (015395) 32301 Energy Performance Certificate: The full Energy Performance Certificate is available on our website and also at any of our offices.

Lounge 19'2" x 11'9" 5.84 x 3.58 (into bay) up cpd Kitchen 10'6" x 6'0" 3.20 x 1.83 Dining Room 12'8" x 9'3" 3.86 x 2.82 (min) cyl 2 11'8" x 8'11" 3.56 x 2.72 3 11'10" x 8'3" 3.61 x 2.51 Landing 1 14'4" x 12'9" 4.37 x 3.89 Ground Floor First Floor Utility 13'6" x 5'10" 4.11 x 1.78 E W S B wdr N cpd 18'4" x 9'7" 5.59 x 2.92 up Kitchen 11'9" x4'4" 3.58 x1.32 Pantry 4'1" x 3'4" 1.24 x 1.03 Conservatory 11'9" x 9'5" 3.58 x 2.87 Sitting Room 11'7" x 10'5" 3.53 x 3.17 Hallway Lower Ground Floor Approx Gross Floor Area = 1667 Sq. Feet = 154.53 Sq. Metres 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 David Capps MRICS Elaine Bradshaw Richard Harkness MRICS Michael Graham FNAEA Robert Casson FNAEA Keir Walls FNAEA