| INTRODUCTION Located to the heart of this popular market town, this is the opportunity to purchase a well maintained two bedroom property. Externally with stone and render finish to give a cottage appearance, sympathetic to its surroundings, the interior has modern fittings and neutral pastel shaded décor. There are pleasant views to both the front and rear. Ideal as a lock and leave second property or a low maintenance home, viewing is essential. There is also the opportunity to rent a garden area and garage from a neighbour.

Kirkby Lonsdale is a popular market town known for its attractive stone buildings, narrow cobbled streets, independent high street and excellent eateries. Devils Bridge spanning the River Lune, Ruskins View (as painted by Turner) and many festive and events throughout the year make this a popular location for tourists and keen walkers. Local supermarkets, doctors, dentists and vets are all within the town and the highly regarded Queen Elizabeth secondary School.

ACCOMMODATION Approaching the property via the wooden front door with double glazed panes and into:

ENTRANCE VESTIBULE Having a tiled floor for ease of maintenance, there is a bespoke coat rail and a ceiling light. Open access into the hallway.

HALLWAY Stairs with attractive bespoke handrail lead to the first floor and there is a radiator, telephone point and a ceiling light. Traditional stripped wooden doors lead to the lounge/diner and kitchen.

LOUNGE/DINER 16' 10" x 11' 0" (5.13m x 3.35m) Double glazed doors and window face the rear courtyard giving the room a lovely sense of light and airiness. With space for both lounge and dining suites, there is a radiator, ceiling light and a television aerial point. Good sized cupboard under the stairs.

KITCHEN 9' 2" x 9' 0" (2.79m x 2.74m) Dual aspect double glazed windows face the side and rear aspect. Well fitted with a range of quality base and wall units in a shaker style with knob handles and solid woodblock worktops.The appliances are all by Neff and include an induction hob, undercounter electric oven, dishwasher, fridge and freezer. Having a ceramic one and a half bowl sink, there is a small breakfast bar area, a ceiling light, plinth heater, extractor hood and a Worcester boiler concealed to a cupboard.

FIRST FLOOR LANDING Radiator, ceiling light and access to the loft.

BEDROOM 13' 0" x 9' 0" (3.96m x 2.74m) A good sized double room with two double glazed windows facing the front aspect and overlooking the park. There is a radiator, two ceiling lights and a built in cupboard/wardrobe over the stairs. There are built in bookcases/shelving with storage under.

BEDROOM 11' 2" x 9' 3" (3.4m x 2.82m) Another double bedroom with a sash style double glazed window looking over rooftops to Casterton Fell. There is a radiator and a ceiling light. Fitted Wardrobe.

BATHROOM Double glazed window to the rear aspect with half frosted pane. A stylish bathroom fitted with a three piece suite by Fired Earth. Attractive sandstone Travertine tiles and underfloor heating. The suite comprises a bath with period style fixed head shower over, vanity wash hand basin and a wc. There is a heated towel rail and downlights.

EXTERNAL To the front is a small area for seating and pots. To the rear is an open courtyard area, blockpaved with an area for sitting out. Please note the neighbouring property does have right of way across the courtyard to their driveway.

The vendor currently rents a walled and secluded piece of garden and a garage which is less than 30 yards away from the property. The owner has intimated they maybe be happy to continue this arrangement with new owners of 11 Tram Lane. The rent for the garage is currently £100 per month and the garden £25. Please enquire for more details.

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

Tenure: Freehold

Council Tax Band: C

EPC Grading: C