A charming, 3 bedroom mid-terrace cottage which has undergone sympathetic conversion and restoration to a high standard, whilst still retaining many of the original features. The old range within the living room makes the property feel very cosy. The cottage is located within the pretty village of Portinscale approximately 1 mile from Keswick, making it an ideal base for the outdoor enthusiast.

The accommodation briefly comprises: Entrance door to living room, spacious kitchen/diner, WC. First Floor: 1 double bedroom, good sized single bedroom, bath/shower room. Second Floor: Large ensuite double bedroom with fine views towards both Skiddaw and Barf. Outside: Communal access to the front of the property. There is a small garden area directly outside the front and rear doors. Further access via a pathway to private parking and a summer house, both being located to the rear of the cottage. The communal access is for the residents only, and is not a public right of way. A deceptively spacious cottage, which would be suitable for either permanent or as a second home.

SERVICES

All main services connected.

COUNCIL BAND ‘C’

TENURE

Believed to be freehold.

LOCATION

Portinscale village is located off the A66 trunk road. Proceed on the Portinscale village road for about 300 yards towards ‘The Farmers’ public house, which is located on your left hand side. There are seven properties located just before the public house, below road level.

AMENITIES

Portinscale village is ideally situated for access to Derwentwater and also offers a pleasant level walk to Keswick town, which is approximately 1 mile to the east. Portinscale offers restaurants, village pub and shop. There are various outdoor pursuits including Nichol End Sailing Club, within easy walking distance. Keswick offers a selection of shops, restaurants, theatre, galleries and museums as well as a variety of social and leisure activities. Primary and secondary school establishments are within the area.

PARTICULARS

LIVING ROOM

14’5” x 11’ 5” (4.42m x 3.50m) (excluding fitted cupboards)

Partially glazed front entrance door with ornate glazed insets, Oak flooring, feature cast iron old range with polished slate hearth and timber mantle. Above the fireplace is the original gas light fitting which has been converted to take an electric light illumination. Fitted cupboards with folding doors to the side of chimney breast and shelving to the other side of the chimney breast, 2 radiators, exposed timber, inset lights to ceiling, multi paned sash window to the front elevation with folding shutters, deep window seat.

Door to small inner hall which affords access to the stairs and to the ground floor kitchen/diner.

KITCHEN /DINER

20’2” x 9’0 min (6.17m x 2.74m)

Oak flooring, ‘Shaker’ style kitchen units in a soft green comprising a range of wall and base units plus large storage cupboards with pull out containers, Integrated washer/dryer, dishwasher and fridge/freezer, cooker point, extractor hood, ‘Belfast’ sink with mixer tap. Sold Beech work surfaces with slate tiled splash-back and concealed lighting over work surface. Inset lighting to ceiling plus pendant light fitting. The base units divide the kitchen from the dining area. The dining area has further built in units. Wall mounted gas combi central heating boiler, 2 double glazed multi-paned windows to the rear elevation, (other electrical appliances may be included). Under stair store with WC. Two double glazed windows to the rear elevation. Door with access to the rear of the cottage.

STAIRCASE

Fitted carpet and hand rail.

FIRST FLOOR LANDING

Fitted carpet, inset lighting to ceiling. Linen cupboard.

BEDROOM 1

10’0” x 8’7” (3.04m x 2.59m) (excluding the built in wardrobe to one wall)

2 radiators, cork laminate flooring, built in wardrobe and shelves, inset lighting to ceiling, 2 multi-paned double glazed windows to the rear elevation with window seats and fine views towards both Dodd and Skiddaw.

BATH/SHOWER ROOM

8’0” x 6’3” (2.43m x 1.90m)

Free standing bath with claw feet, telephone style mixer tap with shower head attachment, vanity unit with inset wash basin, corner curved shower cabinet which is fully tiled and with direct mains shower, WC, extractor fan, mirror with light and shaver point, heated towel rail, tiled floor with under floor heating, wood panelling to dado height, inset lighting to ceiling,

BEDROOM 2

11’8” x 11’5” (3.58m x 3.50m) (excluding fitted wardrobe)

Radiator, original cast iron fireplace upon a polished slate hearth, multi paned sash window to the front elevation, built-in wardrobe to one wall with mirrored door cork laminate flooring, inset lighting to ceiling.

SMALL INNNER LANDING

Fitted carpet, radiator, under stair storage area. Access to staircase and second floor. STAIRCASE Curved staircase with fitted carpet and handrail, exposed timbers and skylight. Small landing area.

ENSUITE BEDROOM 3

19’0”x10’6”(5.79m x 3.20m) (excluding concealed built in cupboards)

Fitted carpet, 2 radiators, walls are timber clad, pitched ceiling with timber cladding, 2 rails with 4 spot lights, concealed storage areas to 2 walls, 2 double glazed windows to either side of the pitched ceiling. Further double glazed casement window with window seat to the rear elevation with fine views towards Skiddaw and Barf Fell.

Ensuite Shower: 6’ 1”x 4’0” (1.82m x 1.21m) Walls and floor with ceramic tiling, shower cabinet, wash hand basin and WC, extractor fan, mirror with light and shaver point, skylight window. Access to under eaves storage.

OUTSIDE

Small garden to the front with sitting area bordered by stone wall and wicket fencing with gate, outside light. To the rear of the property is a further small garden area, and outbuilding. Outside light, electric supply, water tap. Further area to the rear with summer house which is double glazed and insulated. Storage under this building.. Parking.

ACCESS

There is communal access to the private parking and Summer House for Barf Cottage. Communal Access is to the front and rear. Please see attached a plan indicating the allocation of pathways, car access and garden strips.

INSPECTION

Strictly by appointment with the agent to whom all offers should be made.

SPECIFICATIONS

In addition to the accommodation refurbishment, the following work was carried out in 2006, property rewired, central heating system replaced, mains smoke alarms installed, all bedrooms fitted with TV and Telephone points.

PHOTOGRAPHS

Please note that the photographs contained within these particulars are to assist the purchaser, and do not indicate that the contents of the property are included in the sale.

MEASUREMENTS

All measurements are approximate.