| INTRODUCTION A real find - a traditional property which combines modern styling with period features in a great location overlooking playing fields and within level walking distance of the town centre. The ground floor is semi open plan with a bay windowed lounge at the front and dining area and kitchen at the rear. Double doors lead to a pretty courtyard style garden and there is a garage/store at the side. To the first floor are three bedrooms - two good doubles and a single with the front bedrooms having a great view. Ready to move into, an early viewing will be essential.

A convenient location on the southern fringes and being only a short distance from several primary schools, Kendal College and Kirkbie Kendal Secondary School. The town centre is within walking distance and Westmorland General Hospital and Oxenholme Train Station are approximately a mile away. The property is also well positioned for the A591 and further afield for the M6

ACCOMMODATION Approaching over the front garden to the frosted double glazed door and into:

ENTRANCE HALL A UPVC double glazed window faces the side aspect and stairs lead to the first floor. Stripped wooden floor and attractive original style door leading to the lounge. Radiator and a ceiling light.

LOUNGE 13' 0" x 12' 11" excluding bay window (3.96m x 3.94m) A light bright room with UPVC double glazed bay window facing the front aspect with view over playing fields. Stripped floor, attractive wood burner set to slate plinth and alcove cupboard to the side. Ceiling light and a radiator. Open access to the dining area.

OPEN PLAN KITCHEN DINER 17' 3" x 12' 10" (5.26m x 3.91m) Two UPVC double glazed windows face the side aspect and UPVC double glazed French doors lead to the rear courtyard garden. Continuing stripped floor, a radiator and ceiling light. The kitchen area is fitted with cream shaker style base and wall units with wood block worktops, tiled splashbacks and butler sink. Gas hob with canopy over, electric oven, integrated dishwasher and space for a fridge freezer. Under unit lighting, downlights and a glow worm boiler concealed to a cupboard.

LANDING A frosted UPVC double glazed window to the side aspect. Access to the loft and a ceiling light. Original style doors to the three bedrooms and bathroom.

BEDROOM 12' 11" x 9' 10" (3.94m x 3m) A UPVC double glazed window overlooks the playing fields at the front on towards allotments and hills in the distance. Radiator, ceiling light and television aerial point.

BEDROOM 12' 2" x 10' 6" (3.71m x 3.2m) UPVC double glazed window to the rear elevation with rooftop outlook. Ceiling light, radiator and a built in cupboard.

BEDROOM 8' 0" x 6' 3" (2.44m x 1.91m) UPVC double glazed window facing the front overlooking the playing fields. Downlights and a radiator.

BATHROOM 7' 5" x 5' 5" (2.26m x 1.65m) Frosted UPVC double glazed window facing the side aspect. A white suite comprising bath with shower over and screen, pedestal wash hand basin and WC. Fully tiled including the floor, an extractor, heated white towel rail and downlights to the ceiling.

EXTERNAL The front of the property has a gravelled low maintenance garden with flowering shrubs and perimeter wall. Access leads between 2 and 3 and to the rear. The rear garden is in a courtyard style with flags, mature border planting and space to sit out.

GARAGE/STORE 17' 4" x 9' 0" (5.28m x 2.74m) Having an up and over door and two windows. External lighting.

GENERAL INFORMATION Mains Services: Water, Gas, Electric and Drainage

Tenure: Freehold

Council Tax Band: C

EPC Grading: E