2 bedroom cottage to rent

Rose Cottage is a lovely traditional cottage, pleasantly situated in the popular village of Wray, tucked away in the heart of the Lune Valley in a quiet yet accessible position. Despite its rural location, Wray benefits from a local village shop, Post Office and Village Hall, whilst the M6 motorway network can be reached within approximately a 15 minute drive. The village also sits within the catchment area for excellent local schools.

With a surprising amount of space inside and plenty of character throughout, Rose Cottage offers comfortable accommodation arranged over three floors, with gas central heating and uPVC double glazing.

The front door opens directly into a generous living room, where exposed beams and a stone fireplace with an electric log burning effect fire give the room a cosy cottage feel. There is plenty of space for both living and dining furniture, with windows to two sides bringing in lots of natural light.

Just off the living room is the fitted kitchen, with a good range of base, wall units and worktop space, together with a gas hob and an integrated electric oven. Exposed ceiling beams continue through, adding to the character of the cottage.

The staircase from the living room leads to the first floor, where there is a good-sized double bedroom with an exposed stone wall, beams and an excellent range of fitted wardrobes and drawers. The shower room is also on this floor and is larger than you might expect, with a generous shower enclosure, wash hand basin, WC, heated towel rail and a useful fitted storage cupboard.

A further staircase leads up to the second bedroom, which is perhaps the most characterful room in the cottage. Set into the roof space, it has lovely exposed timbers and stonework, with the roof and apex windows allowing plenty of light in.

Outside, there is a small stone-paved frontage, ideal for potted planters and hanging baskets enclosed by a low wall. There is no garden to maintain and parking is available on the street nearby.

Rose Cottage has gas central heating and uPVC double glazing and would make an ideal home for someone looking for a character property in a pleasant village setting.

BRIEFLY:

ENTRANCE: From the front directly into the Lounge

LOUNGE: 13'6" x 15'7" (Approx.) A deceptive, comfortable and characterful room with feature beams and an exposed stone fireplace with an electric log burning effect stove. The floor is laminate and there are windows to the front and side aspect. The lounge provides access to the kitchen and staircase.

KITCHEN: 12'11" x 6'4" (Approx.) The galley-style kitchen has a laminate floor and a range of cream shaker-style base and wall units, together with a gas hob, an electric oven and a wall mounted Worcester boiler. There is a useful under stairs storage cupboard and space for a washing machine and fridge freezer.

Staircase to First Floor

LANDING: 12'4" (longest) x 6'10" (widest) (Approx.)

BEDROOM 1: 12'3" x 9'2" (Approx.) A good sized double room with windows to the front and side aspects, exposed stonework and fitted wardrobes and drawers.

SHOWER ROOM: 10'8" x 6'11" (Approx) With laminate flooring, built-in storage cupboard, spacious walk-in shower enclosure, wash hand basin, W.C and a chrome heated towel radiator.

Staircase to Second Floor

BEDROOM TWO: 14'6" (longest) x 11'4" (widest). (Approx.) A lovely characterful room with exposed timbers and stonework, built-in cupboard and useful underages storage to two sides. Three roof light windows, together with a window to the apex provide plenty of natural light. Although there is some reduced head height beneath the eaves, this is a surprisingly spacious room.

SERVICES: Mains Gas, Mains electricity, Mains Water and drainage.

RENT: £850.00 per calendar month exclusive of all services, payable in advance.

SECURITY DEPOSIT: £980.00 - The deposit will be lodged with the Deposit Protection Service.

COUNCIL TAX: Lancaster City Council - Band B (as stated on the gov.uk Council Tax register)

EPC: Band D (as stated on the gov.uk EPC register)

MOBILE PHONE & BROADBAND: Mobile phone and broadband coverage can be checked via the Ofcom website: checker.ofcom.org.uk. We understand that B4RN is fitted at the property

VIEWINGS: Strictly by appointment with MELIORA and this can be arranged by contacting Joyce FitzGerald

The Tenancy will be an Assured Periodic Tenancy (APT) and longer term tenants are preferred

Rose Cottage will be fully managed by Meliora Property Management

HOW TO APPLY ... Applications for the property should be accompanied by a Holding Deposit equivalent to one week’s rent.

In accordance with current legislation, only one Holding Deposit will be accepted per property at any one time. The Holding Deposit will be held within our Client Account for a period of up to 15 days (unless otherwise agreed in writing) whilst referencing and pre-tenancy checks are carried out.

A Holding Deposit may be retained if an applicant:

• Withdraws from the proposed Tenancy

• Provides false, incorrect or misleading information

• Fails a Right to Rent check

• Fails to take all reasonable steps to enter into the tenancy agreement within the agreed timescale

Subject to satisfactory referencing, contract approval and Landlord acceptance, the Holding Deposit will be credited towards the monies due prior to the Tenancy start date

THE REFERENCING PROCESS ... We may use an independent Referencing Agency to carry out credit, affordability and identity checks. All applicants will be required to provide satisfactory references and supporting documentation which may include, but is not limited to, proof of income, employment references, previous landlord references, accountant references and photographic identification.

All adults aged 18 or over who will be residing at the property will be required to provide original identification documents and proof of nationality in order to satisfy Right to Rent requirements under the Immigration Act 2014.

Any offer of tenancy is subject to satisfactory referencing, Right to Rent verification, contract approval and formal Landlord acceptance.

THE TENANCY ... The property will be let under an Assured Periodic Tenancy (APT) The Tenancy will continue on a periodic basis unless ended in accordance with the Tenancy Agreement and current legislation.

Should a Tenant wish to end the Tenancy, they will normally be required to provide a minimum of two months’ written notice, ending on the final day of a rental period, unless otherwise agreed.

Should the Landlord seek possession of the property, notice must be served in accordance with the relevant statutory grounds and notice periods applicable at the time.

The Tenant will be responsible for payment of Council Tax and all utility and communication charges relating to the tenancy, including but not limited to water, sewerage, gas, electricity, telephone, broadband and other service provider charges supplied to the property during the tenancy.

DEPOSIT & RENT ... The successful applicant will be required to pay a Tenancy Deposit equivalent to a maximum of five weeks’ rent (depending upon the annual rent for the property). The deposit will be protected with the Deposit Protection Service and held in accordance with the scheme rules and current legislation.

The deposit will be refundable at the end of the tenancy, subject to the terms of the Tenancy Agreement, the property being returned in an acceptable condition and all tenancy obligations having been met.

One month’s rent in advance, together with the Tenancy Deposit, will be required once the Tenancy Agreement has been signed and prior to the tenancy commencement date and release of keys. Rent is payable monthly in advance by Standing Order.

Please note that the Tenancy Deposit cannot be used in place of the final month’s rent.

PETS ... Requests for pets will be considered and permission will not be unreasonably withheld, subject to the Landlord’s approval and the terms of the Tenancy Agreement.

INSURANCE ... Tenants are responsible for insuring their own belongings. Tenants are also strongly advised to obtain accidental damage cover in respect of the Landlord’s property and contents, together with suitable pet insurance where pets are permitted

TENANT PROTECTION ... Meliora Property Management Limited boasts over 30 years of extensive industry experience, as well as professional accreditation through ARLA Propertymark, you can rest assured of our commitment to both quality and service.

We are members of the Propertymark CMP - Client Money Protection Scheme and we are also members of TPO - The Property Ombudsman scheme

If there is anything you are unsure about, or if you would simply like some general guidance or advice, please feel free to contact us at any time.

Disclaimer - These particulars, whilst believed to be correct, do not form any part of an offer or contract. Intending applicants should not rely on them as statements or representation of fact. No person in this Company's employment has the authority to make or give any representation or warranty in respect of the property. The services, fittings and appliances have not been tested and no warranty can be given as to their condition.

MELIORA - ALWAYS BETTER...!