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"* DETACHED GRADE II LISTED COMBINED FARMHOUSE AND BARN * Panoramic rural views * Three reception rooms * Five bedrooms * Versatile accommodation * PART EXCHANGE CONSIDERED *

Dating back to c.1720 'Knowles Farm' is a truly special detached Grade II Listed combined former farmhouse and converted barn with thatched and slate roof. Enjoying a superb rural location, with associated panoramic views over open countryside to the front and rear, this delightful and deceptively spacious family home is also very convenient for highly regarded schools including Hutton Grammar School, Ashbridge Nursery/Primary School, local shops and Preston city centre. Major road and rail links are also within easy driving distance. Sympathetically upgraded and maintained to exacting standards by the present vendors, viewing is considered essential to fully appreciate the successful combination of traditional and contemporary styling, together with the extensive and versatile accommodation. Sophisticated underfloor heating systems and high insulation standards throughout enhance this most attractive property. No chain delay. Part exchange considered. Viewing strictly by prior appointment. ACCOMMODATION Due to the configuration of the internal layout, combining the original farmhouse with the attached barn (see Floorplan), the property lends itself to a variety of living arrangements. Not only is the property ideal as an individual detached house with extensive accommodation, but also it could be occupied as a main house with separate teenage/granny/disabled annexe. Furthermore the property could very easily be occupied as two separate units, with one let to generate a substantial additional annual income. A bed and breakfast business or holiday let are very feasible options. The property also presents an opportunity for a living/business from home combination. (Any change to existing living arrangements may be subject to obtaining planning approval). This lovely home is ideal for entertaining and has the added benefit of private accommodation for overnight guests. Two driveways serve the property and the landscaped gardens surrounding the property lead to a small paddock to the rear which is ideal for a pony, sheep, hens or cultivation. Additional land in the vicinity may be available for rent if required. GROUND FLOOR ENTRANCE VESTIBULE Hardwood front door, meter cupboard, tiled floor. SPACIOUS LOUNGE 19'3''max x 16'3'' (5.87m x 4.95m) Superb brick built feature fireplace with inset log burner, magnificent original exposed beams, bay window to the front enjoying front rural aspect, double french doors to the rear patio and garden. FARMHOUSE KITCHEN 17' x 16' (5.18m x 4.88m) Extensive range of good quality oak hand painted wall and base units, granite worksurfaces with undermounted Belfast sink, integrated dishwasher, fridge and freezer, tiled splashback, granite upstands, stairway to first floor, tiled floor. DINING HALL 16'2'' x 14' (4.93m x 4.27m) Fireplace with grate for open fire, floor to ceiling windows and external door to sheltered patio, open tread stairway to galleried landing, two useful cloaks cupboards, stone flagged floor. FAMILY/GAMES ROOM 18'8'' x14'2'' (5.69m x 4.32m) Exposed brick feature fireplace with inset multi fuel stove, exposed beams and lintels to window openings, double french doors to rear garden. LAUNDRY/KITCHEN/UTILITY 15'3'' x 14' (4.65m x 4.27m) Quality wall and base units with granite worksurfaces, undermounted Belfast sink and second undermounted food preparation Belfast sink, integrated dishwasher, integrated fridge, plumbing for automatic washing machine, double french doors to rear garden, stone flagged floor. FIRST FLOOR/EAST WING MASTER BEDROOM 17'5'' x 10'7'' (5.31m x 3.23m) Pitched feature ceiling with exposed, ridge, purlins and rafters, two double wardrobes, windows to front and rear, EN SUITE SHOWER ROOM/WC 6'10'' x 3' (2.08m x 0.91m) Contemporary three piece suite comprising walk in shower cubicle, wash hand basin in vanity unit and wall mounted concealed low flush wc. Modern ceiling with inset downlighters. BEDROOM 2 17'9'' x 8'1'' (5.41m x 2.46m) Pitched feature ceiling with exposed ridge, purlins and rafters, useful loft storage over landing. BEDROOM 3 8'6'' x 7' (2.59m x 2.13m) Pitched feature ceiling with exposed ridge, purlins and rafters. LUXURY BATHROOM/WC 8'2'' x 7' (2.49m x 2.13m) Contemporary four piece suite comprising freestanding roll top bath with freestanding tap with shower attachment, corner shower cubicle, wash hand basin in vanity unit and wall mounted concealed low flush wc. Exposed purlin, inset downlighting, tiled floor. FIRST FLOOR/WEST WING GALLERIED LANDING 10'5'' x 7' (3.18m x 2.13m) Ideal as library/study/computer station, polished oak floor. BEDROOM 4 18'8'' x 11'7'' (5.69m x 3.53m) Double french doors to Juliet balcony, large double wardrobe, two rooflights, loft storage, polished oak floor. WET ROOM/WC 5'11''max x 5'7''max (1.80m x 1.70m) Open tiled shower area, pedestal wash hand basin and low flush wc. Attractive wall and floor tiling. BEDROOM 5 14' x 12'10'' (4.27m x 3.91m) Ideal as a guest bedroom with double french doors to Juliet balcony affording superb views over open countryside, two large double wardrobes, polished oak floor. OPEN VIEWS TO REAR BATHROOM/WC 7'5''max x 5'10''max (2.26m x 1.78m) Contemporary three piece suite comprising roll top bath with central mixer tap and shower attachment, pedestal wash hand basin and low flush wc. Rooflight, panelled to dado rail, tiled floor. OUTSIDE The property stands in extensive grounds comprising two driveways, gardens and paddock. EASTERN DRIVEWAY A wide gravelled second driveway set behind substantial double gates provides additional and ample off road parking. FRONT GARDEN The front garden is laid to lawn and there is a private patio area set behind established hedges. REAR GARDEN The rear garden includes a combination of patio areas and lawned areas leading to the paddock. REAR ELEVATION PADDOCK The paddock is ideal for a pony, sheep, hens or cultivation. VIEWING Strictly by appointment via the agents, tel 01772 615900. Office open:- Mon to Fri 9.00am to 5.30pm, Sat 9.00am to 4.00pm, Sun 1.00pm to 4.00pm.

EPC D HOUSE TO SELL If you have a house to sell we can provide FREE market sales advice. For details telephone 01772 615900. PRIVATE SURVEY REPORTS Our Chartered Surveyor Associates are available to discuss your survey requirements. Call John Waddingham on 01772 201117. INTERNET ACCESS 75% of all potential buyers use websites to find a property. Garsides make the most of this powerful selling tool by using both their own dedicated site, www.garsides.uk.com and a range of other current property portals including the ever popular www.rightmove.co.uk. FLOORPLAN This plan is not to scale and is merely to show the general layout of the main rooms. It should not be relied upon for any other purpose and the position and size of door and window openings are only approximate. MISDESCRIPTION ACT These particulars, whilst believed to be correct, do not form any part of an offer or contract. Intending purchasers should not rely on them as statements or representation of fact. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property. Any gas, electrical or other appliances included have not been tested, neither have drains, heating, plumbing or electrical installations and all persons are recommended to carry out their own investigations before contract. All measurements quoted are approximate. These details, whilst believed to be correct, do not form any part of an offer or contract. Purchasers should not rely on them as statements or representation of fact. No person in this firms employment has authority to make or give any representation or warrenty in respect of the property. No appliances or installations have been tested. All measurements are approximate."