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" The wood effect uPVC front door opens into the compact Hallway with stairs to the First Floor and door to the Lounge which enjoys a pleasant front aspect and has useful under stairs storage cupboard. The Dining Kitchen is well proportioned with rear aspect. Views, through the trees to Morecambe Bay. There is space for a dining table to seat 4 with ease. The Kitchen is furnished with a range of grey wall and base cabinets with integrated fridge freezer, built in electric oven and gas hob and concealed gas central heating boiler. Plumbing and space for washing machine. External rear door. The Cloakroom is very useful with side window and white WC and wash hand basin.

The First Floor Landing has loft hatch. Bedroom 1 is a generous Double Bedroom with super views towards Morecambe Bay. Bedroom 2 is a similar size with large over stairs storage cupboard and pleasing front aspect. The Bathroom is modern with a white suite comprising bath with shower over, WC and wash hand basin.

Outside the sunny Rear Garden is enclosed by a fence and has a paved patio and level lawn. Pedestrian gate leading to the shared side pathway access. To the front is a small, open Forecourt Garden area with lawn extending to the parking spaces which catches the evening sun. Beyond this is the Tandem Parking for 2 cars.

Location Located just on the edge of the town, Tricketts Drive is a popular, friendly and peaceful residential cul de sac with just a short level walk to the centre of town. There is a convenient pathway through the amenity area which gives access to the picturesque, Edwardian Promenade and playing fields. Grange over Sands is well served by amenities such as Medical Centre, Library, Post Office, excellent Primary School, Railway Station, Shops, Chemists, Cafes and Tea rooms. Approximately 20 minutes from the M6 Motorway and the base of Lake Windermere, Grange is well placed.

From the Main Street proceed up the hill turn left at the mini roundabout, proceed along the Esplanade in the direction of Allithwaite. Tricketts Drive is the second left turning, after the Fire Station. Take the second right and No.28 can be found shortly on the left.

What3words

Accommodation with approximate measurements

Hall

Lounge 14 1" x 9 4" 4.29m x 2.84m

Dining Kitchen 12 7" x 10 0" 3.84m x 3.05m

Cloakroom

First Floor

Bedroom 1 12 8" x 8 10" 3.86m x 2.69m

Bedroom 2 12 8" x 8 8" 3.86m x 2.64m

Bathroom

Services Mains electricity, gas, water and drainage. Gas central heating to radiators.

Tenure Freehold. Vacant possession upon completion. No upper chain.

Council Tax Band B. Westmorland and Furness Council.

Management Charges There is a charge of £180 per year to cover the cost of the upkeep of the communal areas and lighting.

Viewings Strictly by appointment with Hackney & Leigh.

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

Rental Potential If you were to purchase this property for residential lettings we estimate it has the potential to achieve between £850 £900 per calendar month. For further information and our terms and conditions please contact the Office.

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 .

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 5.4.25."