INTRODUCTION
Finished to a high standard, this is a two bedroom detached barn conversion with open views and a rural location. Completed by the landlords during 2017, the character and charm of the building has been retained and is tastefully combined with modern fittings and traditional features. The open plan first floor lounge diner has a large window with open fields and exposed A frame beams. To the ground floor are two bedrooms along with a well fitted kitchen and shower room. Storage has been provided throughout and there is a useful utility room. Externally, there is parking and a seating area/patio.

Crooklands is tucked away within the South Lakes landscape, near to the Lancaster Canal. It is approximately 10 minutes drive both Milnthorpe and Kendal. Endmoor Village has a shop, bakery, pub/club and primary school. This is an ideal location for commuters as the M6 junction 36 is within minutes drive of this hamlet. There is easy access across into Yorkshire along the A65 which is closeby.

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Approaching over the parking area, the half glazed front door leads into the entrance hallway.

ENTRANCE HALL
Wooden flooring running through to the bedrooms, UPVC double glazed window to the side aspect and an internal window to the kitchen. Downlights to the ceiling and stairs leading to the first floor.

LOUNGE DINER 4.98m x 4.42m
16'4" x 14'6"
Impressive space open to the roof space with exposed A frame beams and large UPVC double glazed window overlooking open fields. Wooden flooring, wood burner set to limestone hearth and feature high level circular window. Three ceiling lights, telephone and television points and three Velux windows. Electric wall heater and eaves storage area.

STORAGE ROOM 4.55m x 1.68m
14'11" x 5'6"
Velux window and shelving. Wall lights and cupboard housing the hot water cylinder. Restricted head height.

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Entrance hallway leads to an inner hall and kitchen.

KITCHEN
UPVC double glazed window facing the front aspect. Fitted with a range of cream shaker style base, wall and drawer units with solid wood block worktops, under unit lighting and a stainless steel sink with drainer. Integrated electric hob with extractor canopy over and electric oven. Breakfast bar area, downlights to the ceiling and space for fridge freezer. Electric wall heater.

INNER HALLWAY
Continuing wooden flooring and downlights to the ceiling. Cupboard under the stairs with light and electric fuseboard.

BEDROOM 4.01m x 4.98m (AVERAGE)
13'2" x 12'5" (AVERAGE)
UPVC double glazed window to the front aspect. Wooden flooring, four wall lights and wall mounted electric heater. Generous walk in wardrobe with shelving, hanging rails and light.

UTILITY ROOM
Frosted UPVC double glazed window to the front aspect. Worktop and sink unit, base cupboard, washer/dryer under, extractor fan, wooden flooring and ceiling light.

BEDROOM 4.42m x 2.24m/1.6m
14'6" x 7'4"/5'3"
Frosted UPVC double glazed window to the rear aspect. Wooden flooring, ceiling light and wall mounted electric heater.

SHOWER ROOM 2.18m x 1.83m
7'2" x 6'
Frosted UPVC double glazed window to the side aspect. Larger quadrant shower cubicle, WC and pedestal wash hand basin. Electric heated towel rail, vanity mirror with light, extractor fan and downlights to the ceiling.

EXTERNAL
To the front of the property is a gravelled parking area with shared access to neighbouring properties. Two parking spaces are provided, wood store and shed. Space for washing line and small seating area/patio.

GENERAL INFORMATION
Mains Services: Water and Electric. Drainage via septic tank (shared between three properties). The tenant will be responsible for the shared emptying on the septic tank.

Council Tax Band: D

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 0.1%.
Interest rate applied: 3% + 0.1% = 3.1%
£500 x 0.031 = £15.50
£15.50 ÷ 365 = £0.0425
4.25p x 30 days outstanding = £1.28

• Ref: 13765
• Type: House
• Bedrooms: 2
• Bathrooms: 1
• Reception Rooms: 1
• Parking: Off Road Parking
• Furnished: Unfurnished
• Available: Now