2 Old Smithy, Melling, LA6 2RA

Welcome to this delightful semi-detached home within the picturesque village of Melling, offering the perfect blend of rural living and comfort.

Step inside to a generous entrance hall that sets the tone for the warmth and character found throughout. The large living/dining room is a true highlight, featuring front aspect windows that flood the space with natural light, along with the wood-burning stove providing the focal point on cooler evenings, creating a cosy atmosphere for family gatherings or entertaining friends.

For those seeking versatility, a separate snug provides a second reception room or an ideal fourth bedroom as desired, complete with a window overlooking the garden. Follow into the kitchen which provides a practical space with scope for modernisation, equipped with wall and base units, tiled splashback and ample space for undercounter appliances. Integrated appliances also include a Leisure oven with five-ring hob and extractor over. The convenient cloakroom with a W.C. completes the ground floor amenities.

Ascending to the first floor, you'll find three generously sized double bedrooms. Bedrooms one and two boast front aspect windows and integrated wardrobes, maximising space and storage, whilst bedroom three offers views of the rear garden and ample room for additional furnishings. Finally, the family bathroom features a corner bath, W.C., pedestal sink, and steps leading to a shower, with part tiled walls and heated towel radiators completing the picture.

Externally, the property provides a driveway, workshop, and a rear garden designed for enjoyment. The patio area is perfect for outdoor seating, while the greenhouse caters to the green-fingered enthusiast. With scope for updating and adding personal touches, this home invites you to truly make it your own. 

Accommodation with approximate dimensions:  

Living/Dining Room 25' 7" x 19' 9" (7.8m x 6.02m)  

Snug 13' 10" x 11' 6" (4.22m x 3.51m)  

Kitchen 13' 10" x 9' 11" (4.22m x 3.02m)  

First Floor  

Ground Floor  

Bedroom One 14' 8" x 11' 9" (4.47m x 3.58m)  

Bedroom Two 13' 6" x 11' 1" (4.11m x 3.38m)  

Bedroom Three 10' 10" x 10' 5" (3.3m x 3.18m)  

Property Information  

Parking Off road parking. 

Tenure Freehold (Vacant possession upon completion).  

Council Tax Band E - Lancaster City Council 

Services Mains gas, water and electricity. Shared septic tank drainage with the maintenance cost shared between two properties. Please note that due to updated regulations for septic tanks and private drainage facilities, interested parties may wish to seek independent advice on the installation. We can recommend several local firms who may be able to assist.  

Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices. 

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Viewings Strictly by appointment with Hackney & Leigh. 

Disclaimer All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. *Broadband speeds estimated and checked by on 10/01/2025. 

Anti-Money Laundering Regulations (AML) Please note that when an offer is accepted on a property, we must follow government legislation and carry out identification checks on all buyers under the Anti-Money Laundering Regulations (AML). We use a specialist third-party company to carry out these checks at a charge of £42.67 (inc. VAT) per individual or £36.19 (incl. vat) per individual, if more than one person is involved in the purchase (provided all individuals pay in one transaction). The charge is non-refundable, and you will be unable to proceed with the purchase of the property until these checks have been completed. In the event the property is being purchased in the name of a company, the charge will be £120 (incl. vat).