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This family home has lots of character and has accommodation arranged over three storeys and includes many desirable features. Countryside views can be observed from the Georgian style windows to the front elevation and in the lounge there is a multi fuel burning stove set into a feature fireplace with stone lintels. Both the lounge and dining room have exposed ceiling beams. The kitchen has been modernised and includes a range of farmhouse style fitted wall and base units and is complimented by an Aga cooker. There is a timber framed conservatory with double glazed windows overlooking an enclosed rear garden which is laid to lawn and has an ornamental garden pond. The first floor features three double bedrooms all with exposed ceiling beams and the family bathroom boasts a free standing roll top, claw foot bath and a high level flush wc. There is a separate shower cubicle adjacent to the guest bedroom. A staircase to the second floor gives access to the fourth attic bedroom and a useful attic space. Outside parking is provided via a double width driveway. Viewing is strongly advised to appreciate the condition and layout of this home. EPC rating is grade F.

Location

The property is located in the small rural village of Samlesbury in the borough of South Ribble in Lancashire and is attached to the New Hall Tavern public house. The property is within 3 miles of Preston city and junction 31 of the M6 is less than a mile away which provides links to the M61 leading to Manchester and the M65 to East Lancashire. Set in a superb rural location with views to countryside from the front elevation.

Our View

We are delighted to be instructed to offer this period character property for sale. The property comprises to the ground floor entrance porch, entrance hall with staircase leading to the first floor, a useful ground floor cloakroom/wc and utility room with plumbing for washing machine. There are two reception rooms with the lounge having a feature solid fuel burning stove set within a fireplace with stone lintel and paved hearth. The dining room has a decorative fireplace and the kitchen has a range of modern fitted wall and base units with a belfast style sink, Aga cooker, integrated electric oven and grill and a four ring electric hob, integrated refrigerator, freezer and dishwasher. The conservatory has two double patio doors leading out to the rear garden. The first floor landing has a staircase leading to the second floor and gives access to the master bedroom, guest bedroom and a third bedroom each with Georgian style windows and exposed beams to the ceilings with bedroom three having a feature recessed vanity area and airing cupboard. The family bathroom has a traditional style roll top, claw foot bath, pedestal wash hand basin and a high level flush wc and a traditional style radiator. There is an additional shower cubicle adjacent to the guest bedroom with inset wall tiling. To the second floor there is an attic bedroom with a Georgian style window and exposed beamed ceiling. There is also access to the attic space which has been boarded and has light. Externally the rear garden has a paved patio and is laid mostly to lawn with stocked borders, ornamental garden pond, a garden shed and has fencing to boundaries. The driveway is double width and provides off street parking for a number of vehicles.

Utility Room

10' 3" x 9' 10"  (3.12m x 3m) 

Lounge

14' 4" x 13' 8"  (4.37m x 4.17m) 

Dining Room

12' 4" x 11' 5"  (3.76m x 3.48m) 

Kitchen

13' 11" x 10' 8"  (4.24m x 3.25m) 

Conservatory

13' 3" x 10' 6"  (4.04m x 3.2m) 

Master Bedroom

14' 4" x 11' 5"  (4.37m x 3.48m) 

Guest Bedroom

12' 1" x 10' 5"  (3.68m x 3.18m) 

Bedroom

11' 0" x 10' 10"  (3.35m x 3.3m) 

Family Bathroom/WC

7' 10" x 6' 0"  (2.39m x 1.83m) 

Attic Bedroom

14' 11" x 10' 9"  (4.55m x 3.28m) 

IMPORTANT NOTE TO PURCHASERS:

We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

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