Ellerbeck Cottage, Higher Westhouse, LA6 3NH

Here's our TOP TEN reasons to love Ellerbeck Cottage:

1. Tucked away in quiet country setting, in a generous plot c. 1.21 acres (0.49 hectares) bordering open fields.

2. Spacious and flexible character accommodation with a gross internal measurement of c. 1977 sq ft (183.7 sq m), the property has been upgraded since the current owner's purchase in 2014 and has been let on an Assured Shorthold Tenancy over recent years.

3. Living accommodation - the welcoming dining kitchen is fitted with base and wall units with an electric oven and hob. Steps lead up to an inner hall off which is a snug/bedroom 4 and a triple aspect sitting room, being open to the apex with French windows leading to external stone steps, woodburning stove set on a slate hearth, ceiling beams, and a built-in cupboard and bookshelves.

4. Practical utility/boot room - a front porch leads into this useful space. With sink unit and space for under counter washing machine, there's also a cloakroom and boiler room off.

5. Bedrooms and bathrooms - an enclosed staircase leads to the first floor. There are three double bedrooms; bedrooms 1 and 2 are dual aspect and have lovely views. Bedroom 2 is open to the apex. There is also a three piece house bathroom.

6. Useful undercroft, c. 28'10 x 18'4 [8.8m x 5.6m] providing excellent storage for bikes, outdoor furniture and children's play and garden equipment. Please take care as the head room is restricted.

7. Detached stone barn - opposite the cottage and currently used for general storage but offering development potential (subject to consent), is a stone and slate two storey barn divided into two with an attached lean-to c. 7'9 x 6'6 (2.4 x 2m) with sheeted roof. Main barn c. 37'7 x 18'4 (11.5m x 5.6m) and fuel store c.18'4 x 11'5 (5.6m x 3.5m). The barn is subject to an Overage Clause; in the event that planning permission is obtained for any change of use of the barn to residential use, the vendor will be entitled to 30% of the uplift in the value of the barn arising from the development for a period of 25 years from the date of the sale.

8. Parking - there is excellent parking provision for a number of cars.

9. Lovely, informal gardens are a haven for local wildlife. Bordering open fields there are lawns, seating areas and dingle dell with Eller Beck meandering through the gardens.

10. Enjoying great accessibility to open countryside in the Yorkshire Dales, the Lakes, and the Forest of Bowland AONB, as well as excellent links to the road and rail network. For more information on the surrounding area, please turn to page 5.

Please note: Ellerbeck Cottage is available separately or with neighbouring Ellerbeck (Lot 1) and/or two paddocks (Lot 3). Please ask the agent of further details.