| INTRODUCTION Located centrally in this popular village, Hutton House is a Grade II listed property dating back to 1728 with character features and charm throughout. The current vendors have combined modern fittings with contemporary décor, both of which have enhanced the period features and now make this a welcoming family home. Two of the five bedrooms have ensuites and there is a great family bathroom. The two reception rooms have either a wood burner or open fire and the kitchen has the feel of a semi professional workspace with everything to hand. To complete the picture is an enclosed courtyard with whitewashed walls and two parking spaces.

The village of Burton in Kendal is conveniently placed for access to the M6 at both junctions 35 and 36. Kendal and Lancaster are only a short drive away. The Lake District is some 20 miles away. There is a thriving community with local shops, Church, primary school and public house. The village is also within the catchment area for the highly acclaimed Queen Elizabeth School in Kirkby Lonsdale.

ACCOMMODATION Semi circular steps lead up to the wooden front door and directly into:

RECEPTION ONE 14' 11" x 13' 10" (4.57m x 4.24m) UPVC double glazed window facing the front aspect. Currently used as a dining room, there is a central focal point of a wood burning stove set to a deep chimney recess. There are large beams to the ceiling, engineered wood floor and period style colours to the walls. Ceiling light, radiator and points for four wall lights.

RECEPTION TWO 13' 7" x 11' 8" (4.16m x 3.56m) UPVC double glazed window facing the front. A cosy room with an original style range with open grate and stripped floorboards. Copper/gold colour to the walls, ceiling light and three wall lights. Radiator, television aerial point and CAT5 cabling.

KITCHEN BREAKFAST ROOM 24' 7" x 10' 9" (7.50m x 3.28m) Semi divided by the lovely original staircase, the kitchen has two doors leading to the rear and two windows to the rear. The kitchen area is fitted with a range of shaker style base units with wood block effect worktops. More work space is provided with freestanding units and one worksurface conceals the entrance to the basement/cellar. There is a one and half bowl sink and window recessed drainer. There is pace for a fridge freezer, an integrated dishwasher, spotlighting to the ceiling and slate style floor. A door leads to the parking area.

The breakfast area has continuing flooring and a UPVC double glazed door and window facing the courtyard. There is ample storage behind sliding doors along with plumbing for a washing machine and the good sized hot water cylinder. Downlights to the ceiling.

CELLAR 11' 7'' x 7' 11'' (3.53m x 2.41m) Original window. Workshop area. Power and light. Gas meter.

CLOAKROOM/WC UPVC double glazed window to the side. White suite comprising wash hand basin and concealed cistern wc. Radiator, ceiling light, tiled floor and metro tiling to the walls.

STAIRS AND LANDING A lovely feature to the property the wooden stairs run the height of the building and there are two UPVC double glazed windows facing the rear. The first floor landing has a wall light.

BEDROOM 13' 7" x 11' 7" (4.16m x 3.55m) UPVC double glazed window to the front aspect with outlook over rooftops to hill beyond. Radiator, ceiling light and television aerial point. Contemporary décor and large character beam.

BEDROOM 14' 5"/6' 7" x 13' 9"/8' 11" (4.40m/20.1m x 4.19m/2.72m) UPVC double glazed windows to the front with storage within the sill. Radiator, ceiling light, television aerial point and large beam.

ENSUITE White modern three piece suite comprising wash hand basin, concealed cistern wc and large shower cubicle. Heated chrome towel rail, downlights and an extractor fan. Tiled floor and metro tiles to the walls.

BEDROOM 11' 8" x 10' 9" (3.56m x 3.28m) UPVC double glazed window to the side. Slate window sill., ceiling light, radiator, telephone point and feature beam.

BATHROOM 10' 4" x 6' 4" (3.17m x 1.94m) Frosted UPVC double glazed window tot her ear. A stylish contemporary bathroom with four piece suite comprising double ended bath, good sized shower cubicle, wash hand basin and concealed cistern wc. there is tiling to the walls and floor, a shaver point, heated chrome towel rail and two ceiling lights.

SECOND FLOOR LANDING Low beams add to the character of the stairs and there is a radiator and ceiling light.

BEDROOM 20' 8" max x 11' 7"/5' 11" (6.30m max x 3.56m/1.82m) A Velux window faces the rear. An L shape room with some restricted head height and central A frame beams. Downlights and a radiator.

BEDROOM 18' 11" x 10' 9" (5.78m x 3.30m) approx A Velux window faces the rear. Downlights and an a frame beam, radiator and telephone point. The room also has CAT5 connection and some restricted head height.

ENSUITE A UPVC double glazed window faces the side aspect. The four piece suite has been cleverly fitted within the roof space maximising every inch. There is a double end bath, wash hand basin and concealed cistern wc. The good sized shower cubicle has a light and screen and there is a shaver point and a ceiling light. the walls have tiling and there is tiling and vinyl to the floor. Heated chrome towel rail.

EXTERNAL To the front of the property is space for pots if required and steps leading to the front door. The rear courtyard has been flagged and terraced to provide an enclosed seating area with evergreen shrubs and small flower beds. There is an external light and one covered parking space with up and over door and another space by the back door.

GENERAL INFORMATION Mains Services: Water, Gas, Electric and Drainage are connected.

Tenure: Freehold

Council Tax Band: D

EPC Grading: Exempt

Please note this building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest. Grade II Listed