Two bedroom town house has modern fittings and fantastic open views. Good sized Kitchen/Diner, Lounge, Bedroom to first floor and further Bedroom to top floor. A further bonus is the allocated parking space - a real asset in this location.

INTRODUCTION
Just a stones throw away from Kendal town centre amenities, this two bedroom town house has modern fittings and fantastic open views. Built in the late 1980s the property has been designed to take advantage of the views with two balconies and a unique sun room. The kitchen diner is a good size and fitted with modern units, a lounge and bedroom to the first floor and second bedroom to the top floor. A further bonus is the allocated parking space - a real asset in this location. Gas centrally heated and double glazed.

This historic area of Kendal offers easy access to the town centre. (approx 200 yards). There is the Kirkland Hall & Parish Church, Abbot Hall Park for relaxing walks and the Brewery Arts Centre for Arts, Cinema and socialising. Doctors, shops, library, bars and restaurants are all close by.

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Steps lead from the courtyard to the glazed front door and into:

ENTRANCE HALL
Stairs lead to the first floor, laminate style flooring, radiator and down lights. Useful understairs cupboard.

KITCHEN/DINER
14' 10" x 15' 6" (4.53m x 4.72m) max
L Shaped room with double glazed windows facing the front, side and rear. Double glazed door leading to the rear courtyard. Fitted with white gloss base, wall and drawer units with grey marble effect worktops and stainless steel sink with drainer. Ceramic hob with canopy over, electric under counter oven and wall mounted concealed boiler. Space for upright fridge freezer and plumbing for washing machine. Three ceiling lights, radiator, telephone and television aerial point.

FIRST FLOOR LANDING
Double glazed window facing the front aspect and double glazed door leading to the first balcony. Ceiling light, radiator and built in slimline cupboard.

BEDROOM
9' 8" x 9' 6" (2.94m x 2.89m)
Double glazed window facing the rear elevation. Radiator and two wall lights. Open fronted cupboard with hanging space.

BATHROOM
7' 3" x 6' 1" (2.21m x 1.87m)
Fitted with a three piece suite comprising of bath with shower over, pedestal wash hand basin and WC. Fully tiled there is an extractor, two wall lights, radiator and shaver point.

LOUNGE
13' 4" x 12' 4" (4.06m x 3.76m)
Double glazed feature window facing the rear aspect with a pleasant outlook over the courtyard. Large fitted bookcases with over lighting, television aerial point, telephone point and radiator. Open tread stairs lead to the second floor gallery/mezzanine.

GALLERY/MEZZANINE
Built in double cupboard and down light.

BEDROOM
9' 8" x 10' 9" (2.93m x 3.29m)
Rooflight to the rear aspect. Sliding doors to the eaves storage, downlight, radiator and telephone point.

SUN ROOM
7' 3" x 9' 8" (2.22m x 2.94m)
Unique room with double glazed windows and glazed doors offering a fantastic view over Kendal across rooftops to the hills beyond. Tiled floor, four wall lights, telephone points and television aerial point. Double doors lead to the second balcony. From the balcony there is a panoramic view over Kendal across to the castle and to fells beyond.

EXTERNAL
To the front of the property is a maintained courtyard, part of the Websters Yard retirement complex. To the rear is a flagged open courtyard with space for pots and furniture if required. Steps lead to the undercover parking area with the parking space clearly marked.

DIRECTIONS
Leaving our offices on foot, head towards the town hall, turning left onto the cobbled lane between the barbers and Comida. Follow the lane up passing New Inn Yard and then turn right into the first under ground parking area for Websters Yard. Proceed up the stairs to the side and into the courtyard. Number 61 is to the left hand corner.
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GENERAL INFORMATION
Mains Services: Water, Gas, Electric and Drainage
Council Tax Band: C
EPC Grading: C

Applying for a tenancy

Should you wish to apply for a tenancy, you should contact our Lettings Team for an application pack.

We recommend that all applicants read the Government's 'How to Rent' Guide – available at https://www.gov.uk/government/publications/how-to-rent

Holding Deposit

In order to secure a property whilst the application procedure is completed, a Holding Deposit equal to 1 week's rent will be payable. This is calculated by monthly rent x 12 ÷ 52 and is payable to Milne Moser Property Limited.

Once the Holding Deposit is paid, the landlord and the tenant are expected to enter into the tenancy agreement within 15 calendar days. This date is called the Deadline for Agreement. The landlord and the tenant can agree to extend this date.

If an applicant fails referencing, the Holding Deposit will be paid to the applicant within 7 calendar days, save where:

1. If the applicant fails a Right to Rent check regardless of when the Holding Deposit was accepted;

2. If the applicant provides false or misleading information to Milne Moser Property Limited, or the landlord, which the landlord is reasonably entitled to consider in deciding whether to grant the tenancy because this materially affects their suitability to rent the property;

3. If the applicant notifies Milne Moser Property Limited or the landlord before the Deadline for Agreement that they have decided not to enter into the tenancy agreement;

4. If the tenant fails to take all reasonable steps to enter into a tenancy agreement;

5. If the tenant seeks to change the tenancy agreement after it has been signed, and the landlord refuses to make that change.

In which case, the Holding Deposit will be forfeit, and retained by Milne Moser Property Limited, on behalf of the landlord. A written explanation of why the Holding Deposit has been retained will be provided to the applicant within 7 calendar days of the decision being made.

Security Deposit

A Security Deposit equal to 5 weeks' rent will be payable to Milne Moser Property Limited, if the applicant successfully completes the referencing process.

Any money held by Milne Moser Property Limited as a Holding Deposit will be used towards payment of the Security Deposit.

The Security Deposit will be registered with the Deposit Protection Scheme within 30 days of the tenancy being signed and will be repaid to the Tenant at the end of the tenancy, subject to the property being left in a satisfactory condition/deduction of any contractual expenses.

Rent

Rent will be payable on the first day of the tenancy agreement and will be payable monthly, thereafter.

Properties are let on a fixed term Assured Shortly Tenancy, for a minimum term of 6 months. It is not possible to terminate the tenancy within this period and the tenant will be responsible for payment of the rent for the whole of the fixed term.

The tenant will also be responsible for all utility charges during the full term of the tenancy, including gas, electricity, oil, water and drainage, telephone and Council Tax. Charges for any other services connected to the property will also be payable by the tenant.

Insurance

The landlord will be responsible for insuring the building. The tenant will be responsible for insuring their own possessions for the full term of the tenancy.

Permitted Payments

In some circumstances, a Permitted Payment may be payable to Milne Moser Property Limited. These include:

• If the tenant requests a change to the tenancy agreement and the landlord agrees e.g. the keeping of a pet mid-tenancy/change of sharer - £50 (inc. VAT);

• If rent is more than 14 days late, interest will be charged at 3% over the base rate of the Bank of England;

• Default fees for lost keys or other security devices (including locks). Where locks need to be replaced and locksmiths need to be called, tenants will be charged for replacement locks, locksmiths' fees and keys where necessary.

• In exceptional circumstances (such as an emergency) Milne Moser Property Limited may charge £15 per hour for time in dealing with the problem.

• Surrender of the tenancy mid-term – payment will cover the landlord's expenses in reletting the property, all rent outstanding until a new tenant is found (up to the maximum payable under the tenancy agreement)

HOW IS INTEREST CALCULATED ON RENT ARREARS?

Interest will be charged on the total amount outstanding, on a daily basis.

For example:
£500 in arrears are outstanding for 30 days.
The current Bank of England base rate is 5%.
Interest rate applied: 3% + 5% = 8%
£500 x 0.08 = £40.00
£40.00 ÷ 365 = £0.109
10.90p x 30 days outstanding = £3.27

• Ref: 13897
• Type: Terraced House
• Availability: To Let
• Bedrooms: 2
• Bathrooms: 1
• Reception Rooms: 2
• Parking: Off Road Parking
• Furnished: Unfurnished
• Available: Now