INTRODUCTION In a prominent position within the popular village of Burton highlighted by the magnificent copper beech tree, West View is a period house which has been lovingly occupied and maintained by the owners over many years. Reportedly dating back to the Georgian period with later 1920s additions, this substantial home offers excellent accommodation, perfect for a modern family. There are two reception spaces, both with box bay windows plus a large well fitted kitchen which opens onto the conservatory at the rear. Three of the four bedrooms are large doubles - one with an ensuite and there is a generous family bathroom. Externally, the property comes into its own - surrounding the house are large well planned gardens, ideal for playing children and having excellent privacy to the rear. The orchard has been retained offering further recreation space with excellent parking. There is a range of substantial outbuildings and a large double garage and further small garage/store in the orchard. The cellar and attic both provide excellent storage and the property is gas centrally heated and double glazed (less rear porch/wc). Set within the village and convenient for the village amenities of Burton including primary school, shop and community centre, church and recreation area with bowling green, tennis courts and all weather pitches. There is excellent access to the M6 (J35 & J36), ideal for commuting to Lancaster, Kendal and beyond. This is a fabulous opportunity to purchase a fine home on a rarely available spacious plot.

ACCOMMODATION Approaching at the front of the house, metal gates and brick set wide pathway lead to the glazed front door.

ENTRANCE HALL A welcoming entrance with some period features, a ceiling light radiator and stairs to the first floor.

SITTING ROOM 17' 0" x 10' 11" (5.18m x 3.33m) into bay Overlooking the front garden the sitting room has a lovely double glazed box bay window and a white fire surround with marble inset and open grate. Two wall lights, a radiator and television cabling. Alcove cupboards and shelving to either side of the fire.

LOUNGE/DINING ROOM 24' 9"into bay/9' 10" x 21' 9"/11' 0" (7.54m/3m x 6.63m/3.35m) A spacious L Shaped room having been opened up to create a lovely family lounge and dining space, this good sized room also has a replacement double glazed box bay window overlooking the garden. There are two further UPVC double glazed windows facing the front and rear. Easily allowing space for both lounge and dining suites, there is a gas fired stove (with flue for Multi fuel stove) to the lounge area with exposed stone lintel over and traditional alcoves and cupboards to either side of the fireplace. Three ceiling lights, two radiators, television cabling and a telephone point.

KITCHEN 17' 8" x 10' 3" (5.38m x 3.12m) At the rear of the property, the substantial kitchen has been well fitted with cream shaker style base and wall units with granite style worktops and tiled splashbacks. One and a half bowl sink with drainer, five burner gas hob with canopy over, eye level oven and grill and a dishwasher. Space for an American style fridge freezer. Under unit lighting, downlights to the ceiling and a radiator. Open access to the conservatory.

CONSERVATORY 12' 9" x 10' 4" (3.89m x 3.15m) Perfect for entertaining, with double doors leading to the rear patio. Double glazed to two sides and having a fully glazed roof, there are two wall lights and a ceiling light fan.

REAR PORCH Having a window to the side, exposed stonework and a ceiling light.

WC Fitted with a WC and wash hand basin with water heater, there is a window to the rear, a ceiling light and electric panel heater.

SIDE PASSAGEWAY A UPVC double glazed window to the rear aspect and a ceiling light. Large walk in coat cupboard with light. A door and stairs lead down to the cellar.

UTILITY ROOM 11' 1" x 8' 5" (3.38m x 2.57m) Fitted with base and wall units and worktop, stainless steel sink and plumbing for a washing machine. Wall mounted Worcester boiler, ceiling light and splashback tiling. A door leads to the rear garden and there is a UPVC double glazed window.

CELLAR Divided into two areas with flagged floor, two ceiling lights and shelving.

LANDING A UPVC double glazed window faces the rear aspect. A period style bannister and staircase leads to the first floor landing. A door on the stairs leads to the attic and there is a linen cupboard and two ceiling lights.

MASTER BEDROOM AND ENSUITE

ENSUITE 8' 3" x 7' 1" (2.51m x 2.16m) From the landing the entrance to the master bedroom leads through the ensuite. A UPVC Double glazed window to the rear aspect. Fitted with a shower cubicle, vanity wash hand basin and WC, there is tiling to the walls, a shaver point, two radiators to the area and two ceiling lights.

MASTER BEDROOM 16' 6" x 13' 11" (5.03m x 4.24m) including wardrobes A generous bedroom with dual aspect UPVC double glazed windows, both with pleasant outlooks. Good range of fitted wardrobes (one concealing the hot water cylinder), a ceiling light, wall light and two radiators.

BEDROOM 14' 11" x 12' 10" (4.55m x 3.91m) including wardrobes Having a lovely wooden double glazed box bay window facing the front aspect. Two double built in wardrobes plus a further slimline cupboard, a ceiling light and radiator.

BEDROOM 14' 11" x 12' 10" (4.55m x 3.91m) including wardrobes Also facing the front elevation and having a box bay window, the third good sized double bedroom has built in wardrobes and overbed storage. Slimline cupboard, a ceiling light, wall light and a radiator.

BEDROOM 11' 2" x 8' 8" (3.4m x 2.64m) including wardrobes Dual aspect UPVC double glazed window to the front and side - with lovely views towards Farleton Knott at the side. Built in double wardrobe, a radiator, ceiling light and cupboard.

BATHROOM 9' 1" x 7' 4" (2.77m x 2.24m) Frosted UPVC double glazed window to the rear elevation. Fully tiled, the bathroom is fitted with a spa bath with mixer, vanity wash hand basin, WC and larger shower cubicle. Downlights to the ceiling, a shaver point and vertical towel rail.

ATTIC Divided into two areas, the attic has a rooflight and light.

EXTERNAL Mature gardens surround the property, with the front garden laid to lawn, a substantial block paved area (old driveway), flower borders and a lovely covered arbour area with space for a bench. At the rear, the garden space offers a traditional walled garden offering shelter and privacy with hedging and borders, clipped evergreens and a good sized greenhouse. A substantial patio provides excellent space for sitting and socialising and there is access to the attached garden store. A further rare feature to the garden are the traditional bee boles set within the walls.

There are four outhouses in total with one adjoining the house and three further ones across to the side adjoining the garage. Designed as coal houses and storage, the outhouse have slate roofs and power connected. Excellent potential (subject to consents) to develop further.

Further at the rear is an orchard area with fruit trees and hedging. The gated drive provides off road parking and at the side of the drive is a large store/garage which offers excellent storage for a smaller car/boats etc. The good size double garage is also accessed from Vicarage Lane.

GARAGE 21' 4" x 20' 1" (6.5m x 6.12m) Three windows at the rear and a pedestrian door. Up and over door to the front, power, light and pit.

GENERAL INFORMATION Mains Services: Water, Gas, Electric and Drainage
Tenure: Freehold
Council Tax Band: F
EPC Grading: F Since the EPC was commissioned, a replacement boiler has been installed.
The roof, both front and rear have been replaced in approx the last 12 years. Additionally in recent years, the bay windows at the front (ground and first floors) have been replaced by local joiners with high quality Accoya wood.

• Ref: 15650
• Type: Detached House
• Availability: Sold STC
• Bedrooms: 4
• Bathrooms: 2
• Reception Rooms: 2
• Tenure: Freehold