Hamsterley, Bishop Auckland, County Durham, DL13

A beautifully presented, three bedroom Grade II Listed Farmhouse set in approximately 0.34Ha (0.85Ac).

The Property
Lane House Farm is a beautifully presented Grade II Listed detached farmhouse set amidst open countryside on the edge of the desirable village of Hamsterley. Available with an adjoining paddock, the property extends in all to approximately 0.34Ha (0.85Ac) and benefits from a timber stable/garage.

The main entrance leads into the living room, which is split level and features a combination of stone and solid oak flooring. The focal point is the impressive stone inglenook housing the wood burning stove, while beams to the ceiling contribute to the character. The ground floor is heated via underfloor heating powered by the oil fired boiler.

To the left hand side lies the office which could be utilised as an additional reception room or bedroom if required. A well proportioned and versatile room, the office enjoys a pleasant outlook overlooking the well manicured gardens.

The kitchen/dining room is located to the rear and is fitted with a generous range of solid oak wall and base mounted storage units topped with contrasting worktops which incorporate a porcelain sink. There is ample space, power and plumbing for freestanding appliances to include a dishwasher, fridge/freezer and Range cooker with an extractor over. Featuring stone flagged flooring, there is a pleasant dining area with a breakfast bar, with a door out to the gardens

The kitchen is serviced by a useful utility room which provides space, power and plumbing for white goods and houses the oil fired boiler. The ground floor WC/cloakroom can also be accessed from here.

Returning to the living room, an oak return staircase rises to the first floor landing. To the left hand side lies the master bedroom, a well proportioned double with a full height ceiling providing a feeling of grandeur. An inglenook with a stone surround provides a focal point, while the low level windows allow light into the room. The master bedroom is serviced by en-suite facilities which comprise a low level WC with concealed cistern, wash hand basin set within a vanity unit and a double shower cubicle with mains fed shower.

The second bedroom is a further well proportioned double and features exposed wooden flooring. A door provides access to the useful storage space within the eaves.

The third bedroom is a good sized single which faces the front elevation.

The family bathroom completes the accommodation and is fitted with a white suite comprising a low level WC, wash hand basin set upon a pedestal and freestanding roll top bath. Heated by a chrome towel rail, a Velux skylight floods the room with natural light.

To the front of the property lies the well manicured gardens which are predominantly laid to lawn. Planted with a variety of flowering borders and shrubbery, the garden also incorporates a patio area, ideal for entertaining.

To the rear, the shared driveway provides access to a shared, gravelled parking area leading to the timber stable/workshop. The adjoining paddock can be accessed from here. There is also a gravelled area which can be used for parking directly to the rear of the property.

Services
The property benefits from mains water and electricity. Drainage is to a sewage treatment plant, while the central heating system is oil fired.

Overage
The paddock is subject to an Overage Provision imposed by Lambton Estates whereby they would be due 50% of the uplift in value of the land in the event the land is sold with the benefit of any planning permission for change of use, or planning permission is implemented. This is due to expire on 1st November 2030.

Notes
1. The driveway and gravelled parking area is shared with two neighbouring properties, the maintenance costs of these areas are divided equally between all three properties.

2. The neighbouring property benefits from a right of access to the electricity and water supply that crosses the paddock under ownership of Lane House Farm for the purpose of maintenance and repair. Lane House Farm benefits from the same right of access to the adjoining land for the same purpose.

3. There is a fully enclosed small bat box within the roof space.

Tenure & Possession
Freehold, available with vacant possession upon completion.

EPC Rating
This property has been certified with an EPC Rating of [C/69]

Local Authority
Durham County Council. The property is Council Tax Band F.

what3words
Every three metre square of the world has been given a unique combination of three words. A free App is available for iOS and Android smartphones and using the unique sequence of words below you will be able to pinpoint this property.

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Viewings
Viewings are strictly by prior appointment with George F. White.

The Area
Hamsterley is a thriving and popular village lying to the east of the A68. It supports a public house and sports social club, primary school, church, and village hall, and comprises an interesting variety of houses and cottages. Adjoining, is the renowned Hamsterley Forest which offers wonderful opportunities for recreational pursuits. The surrounding towns of Darlington, Barnard Castle and Bishop Auckland provide a further range of shopping, educational and recreational facilities.

For the commuter the A68 and A1(M) provide links with the major commercial centres of the north east, while Darlington mainline railway station and Durham Tees Valley International Airport offer further communications to the rest of the country. Many of the region’s renowned beauty spots can be found within a short drive.