Offices at: Ambleside, Amside, Carnforth, Grange-over-sands, Kendal, Kirkby Lonsdale and Windermere CARTMEL The Farm House, 3 Aynsome Mill Farm, Cartmel, Grange-Over-Sands, Cumbria, LA11 6HH A serb versatile 4 former Farmhouse retaining many of its original features combined with the comforts of modern living. Situated in the Cartmel Valley - with the village of Cartmel only a short stroll away - and within the Lake District National Park this delightful property has the added bonus of charming open country views from many of the principal rooms. Rural setting with ser country views Charm and character aplenty No per chain Energy Rating Band E 495,000 Ref: G2018 4 s 2 Bathrooms 2 Living Rooms Main Street, Grange-Over-Sands, Cumbria, LA11 6DP Tel: 015395 32301 Fax: 015395 35553 email: grangesales@hackney-leigh.co.uk

Description: The Hamlet of Aynsome has historic links with the medieval village of Cartmel, famous for its twelfth century Priory Church. Nearby fish ponds and Aynsome Mill provided the monks of the priory with food, corn and no-doubt plenty of ale! Used for many years as a farm the present buildings largely date from the eighteenth century and were converted by local builders C.2001 to an exceptionally high standard. This character filled accommodation maintains the ambience of that period whilst providing for modern day living. With 4 s (2 En-Suite), Lounge, Dining Room, Kitchen and Family Bathroom this spacious property offers generous living space. Outside there are 3 Parking Spaces, Garage and Front Garden all complemented by lovely views of the surrounding open countryside. If you are looking for a stylish family property in an idyllic rural location, then look no further! Location: Located just outside the historic Priory Village of Cartmel, a picturesque medieval village, renowned for its famous 'Cartmel Races', Sticky Toffee Pudding and fine eating establishments such as Lounge L'Enclume restaurant and various country pubs and also for its quaint architecture and ancient buildings relating to the original twelfth century Priory Church. To reach the property proceed out of the village in the direction of Newby Bridge. Take the first left (signposted Aynsome) and follow the road. Take the first right and then immediately right onto a private driveway. 'The Farmhouse' is the third property on the right. Accommodation: (with approximate measurements) Multi-panelled glass front door opens to:- Generous Lounge 23' 1" x 12' 1" max (7.04m x 3.68m max) a light and sunny room with feature recessed fireplace with 'Effel' stove set on a slate hearth with decorative stone surround. Double glazed sash style window with original shutters and outlook towards open fields and countryside, built in bookshelf with cboard under and exposed beam. TV, satellite, FM DAB & telephone points. Door to:- Inner Hall with useful under-stairs storage cboard with light. Door to:-

Kitchen Dining Room 14' 0" x 31' 1" (4.27m x 9.47m) with large feature recessed fireplace with slate hearth and attractive stone surround with lintel over. Exposed beams, telephone point and double glazed window to rear aspect. Doors to:- Kitchen 9' 10" x 8' 11" (3m x 2.72m) with tiled floor, decorative part tiled walls and range of 'Oiled Oak' wall and base units with integrated Bosch fridge/freezer and dishwasher. Complementary work surfaces incorporating 1½ bowl single draining sink unit with mixer tap and filtered cold water tap. 'Esse' electric range cooker with double oven, warming drawer and ceramic hob with bolster lids. Inset ceiling down lights, TV point and double glazed window. Rear Entrance Vestibule with exposed beam, tiled floor, small double glazed side window, telephone point, exterior door and door to:- WC with frosted double glazed side window and 2 piece suite comprising low flush WC and pedestal wash hand basin with tiled splash back. Tiled floor. From the Inner Hallway a spindled and balaustraded View return tread staircase leads to:- First Floor Small landing with doors to:- 1 12' 6" x 11' 8" (3.81m x 3.56m) a double room with double glazed window, exposed beam over and window seat with lovely views over the Front Garden towards open fields, stream and woodland. TV & telephone points. Door to:-

Dressing Area & En-Suite Shower Room the dressing area provides curtained storage and hanging space. Exposed beam and inset ceiling light. The recently re-fitted modern En-Suite Shower Room has a tiled floor and walls, 3 piece Villroy & Boch white suite comprising low flush WC with concealed cistern, wash hand basin and shower enclosure with 'Hansgrohe' shower and folding door. Heated towel rail, inset ceiling down lights, shaver point, soft closing mirrored door medicine cabinet, extractor fan and frosted double glazed window. Dining Room 2 10' 10" x 8' 10" (3.3m x 2.69m) a double room with double glazed window with beam over and window seat, again giving ser views towards the surrounding fields, hills and woodland. Telephone point. 3 10' 8" x 8' 10" (3.25m x 2.69m) another double room with double glazed window and window seat giving views to the rear aspect. Telephone point. Family Bathroom with adjoining airing cboard having slatted shelves and housing the 'Mega Flow' Kitchen water system cylinder. 3 piece white suite comprising low flush WC, wash hand basin with vanitory unit and panelled bath with shower over. Part tiled walls, heated towel rail, shaver light, extractor fan and small frosted double glazed window. From the Landing another spindled & balustraded staircase leads to the Second Floor Small Landing with roof light, exposed beams and

doors to:- 4 17' 10" x 12' 0" (5.44m x 3.66m) a double room with pitched ceiling, attractive exposed beams, door to extensive under eaves storage, double glazed window, TV and telephone points. Door to:- En-Suite Shower Room with tiled walls and 3 piece suite comprising low flush WC, pedestal wash hand basin and shower enclosure with 'Aqualisa' Shower and sliding doors. Exposed beam, inset ceiling down light, heated towel rail, extractor fan, shaver light and double glazed roof light. Playroom 10' 9" x 6' 9" (3.28m x 2.06m) with pitched ceiling, exposed beam and double glazed roof light. Outside: Garage with electric door and power & light. Large Workshop/Utility Room with power and light housing the 'Euro Star' central heating boiler and water pressure system Providing useful storage space for bikes etc. Space and plumbing for washing machine and tumble dryer, doors to front and rear aspect. Lounge Parking Parking space for one car in front of Garage. Below the Parking space there is a recess housing the oil tank. Front Garden attractively laid and with stone flagged seating area, rockery borders containing well established shrubs, plants and rustic wooden gate. A place to sit and 'soak ' those serb country views. Rear Garden Area small 'courtyard' with stone flagged seating area, rockery garden and steps to Parking Space and Garage. Services: mains electricity and water. Private drainage. Council Tax: Band E - South Lakeland District Council Tenure: Freehold. Vacant possession on completion. The Service Charge for 2015-2016 is 800 which is for the maintenance of the sewerage system, keep of the amenity land, external lighting and TV and satellite service. There is also a contingency fund of 200 and a road fund of 180 per annum.

There is no Local Occancy restriction on this property. 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 office Ideal holiday letting opportunity If you were to purchase this property for holiday letting Sykes Cottages estimate it has the potential to achieve 30 35 bookings a year with a gross annual income of around 27,000-30,000 pa. To discuss the holiday let potential call Sykes Cottages, Windermere Office on 015394 96444. N E Oil W S Kitchen 9'10" x 8'11" Dining 3.00 x 2.72 Room 14'0" x 13'1" 4.27 x 3.99 (max) Workshop/ Utility 18'2" x 8'1" 5.54 x 2.46 3 10'8" x 8'10" 3.25 x 2.69 C Garage Store 10'9" x 6'9" 3.28 x 2.06 4 17'10" x 12'0" 5.44 x 3.66 (max) Lounge 23'1" x 12'1" 7.04 x 3.68 (max) C B 2 10'10" x 8'10" 3.30 x 2.69 1 12'6" x 11'8" 3.81 x 3.56 Store GroundFloor FirstFloor Approx GrossFloorArea = 2137Sq.Feet = 198.10Sq.Metres SecondFloor 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 MRICS Elaine Bradshaw Richard Harkness MRICS Michael Graham FNAEA Robert Casson FNAEA Keir Walls FNAEA