Upon entering the property, you are welcomed into a bright and spacious open-plan living and dining area. A charming box bay window offers picturesque views across the Kent Estuary and the rolling Cumbrian Fells, filling the room with natural light. An electric fire, set on a hearth with a classic wooden surround, provides a warm and inviting focal point.

Towards the rear of the home, the kitchen is well-equipped with a range of wall and base units, worktop surfaces, and tiled splashbacks. It includes a freestanding electric oven with grill, an extractor hood, an under-counter fridge, and a stainless steel sink with drainer. A glazed door opens directly to the private patio garden, creating a seamless indoor-outdoor connection.

The main bedroom overlooks the rear garden and benefits from fitted wardrobes, offering plenty of storage. It also features an en suite shower room, complete with a shower enclosure, inset WC, hand wash basin with built-in storage, and a ladder-style heated towel rail.

Also on this level is a separate cloakroom with a toilet and hand wash basin-ideal for guests.

On the lower ground floor, you'll find the second bedroom, a spacious and versatile room with fitted furniture and its own en suite bathroom. This includes a bath with shower over, a pedestal wash basin, and a toilet-making it a perfect guest suite or private retreat.

Outside, the enclosed rear patio garden provides a peaceful space for outdoor dining and relaxation. Several useful outbuildings offer extra storage or workshop potential and an outside toilet. The garden also gives access to the side of Westways and leads to the property's allocated parking space. 

Accommodation (with approximate dimensions)  

Living/Dining Room 16' 5" x 13' 1" (5m x 3.99m)  

Kitchen 14' 10" x 6' 7" (4.52m x 2.01m)  

Bedroom One 13' 1" x 12' 11" (3.99m x 3.94m)  

Bedroom One En-suite  

Bedroom Two 15' 3" x 12' 4" (4.65m x 3.76m)  

Bedroom Two En-suite  

Property Information  

Tenure The Freehold is shared between the Ground Floor Flat and the upstairs Maisonette with a Leasehold agreement. The leasehold is subject to the remainder of a 999 year lease dated the 4th August 2000. A copy of the lease is available for inspection at the office. No ground rent is payable and maintenance is split 50/50. 

Council Tax Band B Westmorland and Furness Council. 

Services Mains gas, water, electricity and drainage.  

Directions From the Arnside office, proceed along the Promenade, bearing left at The Albion pub and continuing onto Silverdale Road. Take the first turn on the left onto Church Hill and Westways is on the right before the road bears round to the right.  

What3Words ///applied.dubbing.parkland 

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

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 28/05/2025. 

Anti Money Laundering Regulations 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). 

Auctioneers Additional Comments Pattinson Auction are working in Partnership with the marketing agent on this online auction sale and are referred to below as 'The Auctioneer'.

This auction lot is being sold either under conditional (Modern) or unconditional (Traditional) auction terms and overseen by the auctioneer in partnership with the marketing agent.

The property is available to be viewed strictly by appointment only via the Marketing Agent or The Auctioneer. Bids can be made via the Marketing Agents or via The Auctioneers website.

Please be aware that any enquiry, bid or viewing of the subject property will require your details being shared between both any marketing agent and The Auctioneer in order that all matters can be dealt with effectively.

The property is being sold via a transparent online auction.
In order to submit a bid upon any property being marketed by The Auctioneer, all bidders/buyers will be required to adhere to a verification of identity process in accordance with Anti Money Laundering procedures. Bids can be submitted at any time and from anywhere.
Our verification process is in place to ensure that AML procedure are carried out in accordance with the law.

The advertised price is commonly referred to as a 'Starting Bid' or 'Guide Price' and is accompanied by a 'Reserve Price'. The 'Reserve Price' is confidential to the seller and the auctioneer and will typically be within a range above or below 10% of the 'Guide Price' / 'Starting Bid'.
These prices are subject to change.An auction can be closed at any time with the auctioneer permitting for the property (the lot) to be sold prior to the end of the auction.

A Legal Pack associated with this particular property is available to view upon request and contains details relevant to the legal documentation enabling all interested parties to make an informed decision prior to bidding. The Legal Pack will also outline the buyers' obligations and sellers' commitments. It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase.

Auctioneers Additional Comments
In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price of the property. The deposit will be a contribution to the purchase price. A non-refundable reservation fee of up to 6% inc VAT (subject to a minimum of £7,200 inc VAT) is also required to be paid upon agreement of sale. The Reservation Fee is in addition to the agreed purchase price and consideration should be made by the purchaser in relation to any Stamp Duty Land Tax liability associated with overall purchase costs.

Both the Marketing Agent and The Auctioneer may believe necessary or beneficial to the customer to pass their details to third party service suppliers, from which a referral fee may be obtained. There is no requirement or indeed obligation to use these recommended suppliers or services.