10 bedroom detached house

Rooms

Entrance Hall and Boot Room
2.78m x 3.37m (9' 1" x 11' 1") With storage cupboard and slabbed flooring.

Lounge 3.90m x 3.72m (12ft 9in x 12ft 2in)
With original features.

Dining Kitchen 4.54m x 7.53m (14ft 10in x 24ft 8in)
A contemporary fitted kitchen with matching island, wood burning stove and space for large dining table and chairs.

Snug/Second Reception Room 3.65m x 4.25m (11ft 11in x 13ft 11in)
A bright and spacious room, with wood burning stove and enjoying superb views over the Wasdale valley to the side.

Utility Room 2.98m x 3.89m (9ft 9in x 12ft 9in)
Fitted with matching wall and base units, stainless steel sink and plumbing for white goods.

Cloakroom/WC 1.53m x 1.35m (5ft x 4ft 5in)

Cellar
Steps lead down into a large cellar room, currently utilised for storage.

First Floor Landing
With loft access.

Principal Bedroom 3.06m x 5.34m (10ft x 17ft 6in)
With exposed beams, Velux window and steps down into the ensuite.

En-suite Bathroom 2.83m x 2.91m (9ft 3in x 9ft 6in)
With part sloped ceiling and fitted with a stylish four piece suite.

Bedroom 2 3.14m x 3.78m (10ft 3in x 12ft 4in)
A generous double bedroom with feature fireplace.

Family Bathroom 3.72m x 2.43m (12ft 2in x 7ft 11in)
Fitted with a stylish four piece suite and original fireplace.

Bedroom 3 4.55m x 2.42m (14ft 11in x 7ft 11in)
A spacious double bedroom.

Bedroom 4 3.52m x 3.39m (11ft 6in x 11ft 1in)
With original feature fireplace.

Reception Area
A welcoming reception with desk and access to guest areas.

1692 Lounge
A stunning room with attractive contemporary fire (fuelled by bioethanol), vaulted ceiling with apex beams, exposed stone wall and full length feature window with door leading to outdoor areas. Perfect space to relax after a hard day out walking on the fells.

Useful Boot Room
With drying facilities

Stone Suite
A bright and spacious dual aspect ground floor room with underfloor heating and bifold doors out on to its own private patio. Features an internal staircase leading to a luxury bathroom fitted with Porcelanosa ceramics, designed with a copper theme and situated on a glass fronted mezzanine, briefly comprising large walk in shower, twin wash hand basins, wall hung WC and freestanding copper coloured bath.

Cairn Suite
A stunning bedroom with underfloor heating and a stylish four piece bathroom fitted with Porcelanosa ceramics, featuring a walk in shower, wall hung WC and luxurious stone resin bath, and benefitting from its own east facing patio with views along the valley towards Scafell Pike.

Tarn Suite
With high beamed ceiling, a bright and spacious room with underfloor heated flagstones. This suite has level access from the reception area, level access luxury bathroom fitted with Porcelanosa ceramics and bifold doors on to its own private patio.

Fells Suite
The largest of the six rooms, with underfloor heated flagstones and bifold doors out onto its own west facing patio. A luxurious bathroom accessed by a private staircase and situated on a glass fronted mezzanine, fitted with Porcelanosa ceramics incorporating walk in shower, wall hung WC and freestanding silver coloured bath with contour tiles.

Herdwick Suite
A first floor room with private bathroom facilities reached through a glass pocket door, fitted with Porcelanosa ceramics, with large basin, walk in shower and wall hung WC. A luxurious room with private patio accessible from the ground floor.

Collie Suite
A stylish dual aspect room with a private patio and underfloor heated timber flooring. Level access bathroom fitted with Porcelanosa ceramics with walk in shower, wall hung WC and stylish basin. Located below the Herdwick suite and suitable for group bookings of up to 4, for example a family with two children.

Outdoor Space
With the exception of the Herdwick Suite which accesses its patio via the external door from the lounge, all letting rooms have their own doors out on to private outdoor patio areas and all benefit from use of a large hot tub which enjoys spectacular views over the Wasdale valley and towards the Isle of Man.

Septic Tank Disclosure
We have been informed that both properties have a septic tank/treatment plant. The vendors have advised that this is compliant with current standards and rules introduced on 1st January 2020, but would recommend that prospective purchasers satisfy themselves that this is the case.

Tenure, Council Tax, EPC
The tenure of both properties is freehold. The Council Tax Band for Bolton Head Farmhouse is D. The EPC rating for Bolton Head Farmhouse is D. 1692 is assessed for business use, so no residential Council Tax banding is available. The Commercial EPC rating for 1692 is C.

Trading Info
Will be made available to interested parties following a viewing of the property and business. A brief overview of trading shows that for the year ending 2023 - Turnover was £244,630. For the year ending 2022 - Turnover was £270,747. For the year ending 2021 - Turnover was £136,983.

Referral & Other Payments
PFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2023 was £222.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. All figures quoted are inclusive of VAT.

Directions
The property can be located using the postcode CA20 1EW, alternatively by using What3words///relegate.handover.observer

Garden
The properties occupy expansive grounds. The farmhouse has its own access which also doubles as delivery access for the bed and breakfast. There are formal gardens lying to the front and side of the farmhouse which are fully lawned and include a stunning paved patio area, perfect for alfresco dining, positioned to make the most of the views towards the Wasdale valley. A separate orchard is located to the rear of the properties and is fully enclosed and lawned. There are various outbuildings included within the sale, including a large agricultural barn, further barn which houses a great home office space, currently operating as the main office for the bed and breakfast, and a large enclosed workshop.

Garden
The site, including the selection of outbuildings present various development and business opportunities (subject to planning permission), buyers may, for example, wish to consider developing one of the outbuildings to further expand the business or perhaps develop the entire site as a wellness retreat, with nothing of the like currently existing in this part of the National Park. Interested parties are advised to make their own enquiries to the LDNP as to the likelihood of such applications being approved in the future.

Garden
Also included within the sale is approx. three acres of grazing land situated to the side and rear of the house and bed and breakfast, part of which is fenced and currently in use for grazing alpacas.

Parking - Off street
Visitors to 1692 access a large car park via a separate driveway from the roadside, and there is parking for multiple vehicles.