| INTRODUCTION Situated in a quiet hamlet, just minutes from Milnthorpe and transport links, this three bedroomed cottage is a real find. The well balanced accommodation is easily managed and the current owner has added a garden room to the rear - ideal for dining whilst looking over the lovely cottage garden. There are character beams throughout, two spacious lofts, double glazed windows and oil fired central heating. Off road parking is provided and there is a good sized garage.

Woodhouse is well placed for commuting, Junction 36 of the M6 motorway being approximately 2 miles away. The nearby village of Heversham with Leasgill has a primary school, church and village hall. The market town and amenities of Milnthorpe including Dallam School are a short drive, as is Kendal. The mainline train station is located at either Oxenholme or Lancaster and service Glasgow, Euston (London) and Windermere. There are plenty of walks on the doorstep for those who enjoy the outdoor life.

Approaching the property via the front garden with flagged pathway leading to the wooden front door; leading into:

ENTRANCE HALL A pleasant entrance to the property with stairs leading to the first floor, radiator and ceiling light. Laminate style flooring and built in boiler cupboard with shelving. Adjacent to the kitchen is a cupboard under the stairs.

LOUNGE 17' 1" x 12' 11" (5.21m x 3.94m) Wood framed double glazed window with window seat to the front aspect and double doors leading to the garden room. The central focal point is the multi-fuel stove set to a brick fireplace and hearth. Two radiators, ceiling light and character beam. There are recessed alcoves with cupboard and shelving.

GARDEN ROOM 13' 8" x 10' 4" (4.17m x 3.15m) Double glazed to two sides with French doors leading onto the rear courtyard patio. Having a slated roof the garden room is heated and can be used year round, the vaulted roof space gives a light and airy feel and the exposed beams give character. Radiator, three wall lights, plumbing for a washing machine and an electric heater. Two Velux rooflights.

KITCHEN 11' 0" x 5' 7" (3.35m x 1.7m) A double glazed borrowed light window from the garden room. Fitted with a range of limed oak style base and wall units with green worktops. There is a one and a half bowl sink with drainer, electric oven and hob. Integrated fridge freezer and dishwasher, under unit lighting, ceiling light and radiator. Character beam.

FIRST FLOOR LANDING Having access to the loft, ceiling light and cylinder/airing cupboard with shelving.

BEDROOM ONE 13' 0" x 8' 5" (3.96m x 2.57m) Wood framed double glazed window to the front with pleasant outlook towards neighbouring orchard. Radiator, ceiling light and character beam.

BEDROOM TWO 12' 11" x 8' 8" (3.94m x 2.64m) Wood framed double glazed window to the rear with outlook over the garden to trees beyond. Radiator, ceiling light and access to second loft area. Character beam.

BEDROOM THREE 11' 3" inc wardrobes x 8' 5" (3.43m inc wardrobes x 2.57m) Wood framed double glazed window to the front. Radiator, character beam and ceiling light. Built in double wardrobe with sliding mirror doors.

BATHROOM 8' 1" x 5' 4" (2.46m x 1.63m) Wood framed double glazed window with frosted pane. Fully tiled the bathroom is fitted with a white suite comprising bath with Mira shower over, WC and pedestal wash hand basin. Ceiling light, extractor and heated chrome towel rail.

EXTERNAL To the front of the property is an enclosed lawned garden with seating area, border beds and dry stone walling - a traditional cottage garden. Concealed behind the greenhouse is the oil tank and there is a water tap. Parking area with space for two cars and a garage. With internal measurements of 20'2" (6.15m) x 13'1" (4.01m), the garage has power and light.

The rear garden has been landscaped for ease of maintenance. A flagged patio leads onto a pathway past edged beds and shrubs to a small gate. From here a path leads down to the river.

GENERAL INFORMATION Mains Services: Water and Electric. Oil central heating and shared septic tank.

Tenure: Freehold

Council Tax Band: D

EPC Grading: D

The Vendor has advised that they have Fibre Optic Broadband connected by B4RN which provides superfast speeds for streaming, downloads and ideal for working from home