INTRODUCTION With countryside views to the front and a good sized garden to the rear, this end terraced cottage has a lot to offer. Lounge with open fire and generous farmhouse style kitchen diner. The utility room and outhouse store are a real bonus. Two good double bedrooms and there is a further single along with a modern bathroom to the first floor. Centrally heated and UPVC double glazed (less the utility room), the property is in an ideal location for those who enjoy the outside life. Off road parking and a detached garage. Sorry No Smokers. Pets Considered.

The village of Grayrigg is situated in between two national parks and located approximately 5 miles from Kendal and is well placed for travel both north and south. The village has a primary school, village hall and church and is located on a bus route. Grayrigg is popular with families and retirees alike. From the property there a many walks and rides available offering buyers a rural lifestyle with the advantage of being only 20 minutes from Oxenholme Station for the West coast Mainline or 10 minutes to the motorway

Accessed via the front porch. Ceiling light and two windows facing the front, there is a latch door leading into the entrance hall.

ENTRANCE HALL Wide stairs lead to the first floor and there are two radiators, a ceiling light and tiled floor.

LOUNGE 14' 5" x 12' 8" (4.39m x 3.86m) UPVC double glazed sash window facing the front aspect with view over rolling countryside. Open fire grate set to an Art Nouveau style tiled and wood surround. Telephone point, television aerial point, radiator and ceiling light.

DINING KITCHEN 20' 0" x 9' 4" (6.1m x 2.84m) UPVC double glazed sash window to the front elevation, a further UPVC double glazed window faces the rear. Fitted with a range of pale maple style base, wall and drawer units with marble effect work top over and stainless steel sink. Tiled splashbacks, integrated breakfast bar, electric hob and oven. Ample space for a dining table, two radiators, telephone point and two ceiling lights.

REAR HALLWAY Tiled flooring and light. Useful cupboard under the stairs also with light.

UTILITY ROOM Two frosted windows. Base and wall units with work top over incorporating sink unit. Plumbing for washing machine, counter top boiler and extractor. WC and ceiling light.

OUTHOUSE/STORE 19' 6" x 7' 6" (5.94m x 2.29m) Power, light and cupboards. Door leading to the rear garden.

LANDING Wider than average stairs leading to the first floor. Landing with ceiling light, radiator and UPVC double glazed window facing the front elevation.

BEDROOM 13' 3" x 12' 0" (4.04m x 3.66m) UPVC double glazed sash window facing the front aspect with lovely view to fells. Radiator, ceiling light and television aerial cabling.

BEDROOM 11' 9" x 9' 9" (3.58m x 2.97m) plus door recess UPVC double glazed window to the front elevation with view. Television aerial cabling, radiator and ceiling light.

BEDROOM 7' 8" x 6' 1" (2.34m x 1.85m) UPVC double glazed sash window to the rear aspect. Access to the loft, radiator and ceiling light. Telephone point.

BATHROOM 9' 2" x 7' 4" (2.79m x 2.24m) Frosted UPVC double glazed window to the rear elevation. Good sized bathroom with white suite comprising of bath with shower over and folding screen, pedestal wash hand basin and WC. Tiling to the walls, ceiling light and radiator. Built in cylinder cupboard with shelving.

EXTERNAL To the front of the property is a forecourted area with parking to the side and a farm gate leading to the rear garden. Further parking is available to the rear and there is access to the single garage. The rear garden is a good size and offers tenants potential to grow vegetables in raised beds and there is a mature apple tree. Mainly lawned there is a hard stand for a shed or greenhouse, perimeter hedging and steps leading down to the rear of the house.

GENERAL INFORMATION Mains Services: Electric, Water and Drainage.
Council Tax Band: C
EPC Grading: E
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 0.75%.
Interest rate applied: 3% + 0.755% = 3.75%
£500 x 0.0375 = £18.75
£18.75 ÷ 365 = £0.051
5.1p x 30 days outstanding = £1.54

• Ref: 13867
• Type: End of Terrace House
• Availability: Let Agreed
• Bedrooms: 3
• Bathrooms: 1
• Reception Rooms: 1