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" INTRODUCTION Within walking distance of the town centre in an historic area of Kendal, this two bedroom end terraced house has character throughout. There are two good sized reception rooms, kitchen with exposed stone walls along with two bedrooms and a bathroom to the first floor. Gas centrally heated, the property also has an outhouse to the rear courtyard and a lovely front patio.

Kendal is known as the Gateway to the Lakes and is easily reached from Junction 36 and 37 of the M6 motorway. Kendal train station links to Windermere station and Oxenholme station services London Euston and Glasgow via the West Coast Mainline. This historic area of Kendal has a community spirit and easy access into the town centre. There is the popular Kirkland Hall for keep fit, talks and socialising and Abbott Hall Park for relaxing walks, both close by. The Brewery Arts Centre is on the doorstep and primary and secondary schools easily reached on foot.  

Shared pathway lead to the front of the neighbouring properties and a gate leading into the front patio of number 51. Wooden front door with canopy over leading into: 

ENTRANCE HALL Stairs lead to the first floor, radiator, ceiling light and coat hooks. Stripped wooden floor. 

SITTING ROOM 11' 9" x 11' 0" (3.58m x 3.35m) Two windows face the front aspect. Cosy room with corner fireplace with grate for open fire, stripped wooden floor, ceiling light and radiator. Television aerial cabling. 

LOUNGE/DINER 15' 2" x 11' 11" (4.62m x 3.63m) Lovely room with door opening onto the rear courtyard and large window. Exposed stonework chimney with recess for wood burning stove and adjacent cupboards. Ceiling light, radiator and stripped wooden floor. 

KITCHEN 15' 0" x 10' 1" narrowing to 3' 9" (4.57m x 3.07m narrowing to 1.09m) Angled room with two windows facing the front aspect, window to the rear and Velux roof light. Exposed stonework walls, apex style roof with beams and tiled floor. The kitchen has wood style base and wall units with solid wood block worktop, tiled splashbacks and Belfast sink. Gas hob, eye level electric oven and separate grill, ceiling light and radiator. 

LANDING Sash window facing the side aspect with lovely view over Kendal. Ceiling light and access to the loft. 

BEDROOM 15' 5" x 10' 10" (4.7m x 3.3m) Two windows face the front elevation with partial view at an angle. Wooden stripped floor, radiator and ceiling light. Slimline cupboard and cast fire surround. 

BEDROOM 12' 4" x 7' 8" (3.76m x 2.34m) Facing the rear aspect with sash window, ceiling light and radiator. Slimline cupboard and stripped wooden floor. 

BATHROOM 9' 1" x 7' 3" (2.77m x 2.21m) Frosted window facing the rear elevation. Cast bath with shower over, WC and pedestal wash hand basin. Cupboard with shelving, ceiling light and radiator. Stripped floor and splashback tiling. 

EXTERNAL To the front is a patio style seating area with mature shrubs and panting. Gate leading into the rear yard. The rear courtyard has been decked and there is an outhouse and space for pots and furniture. 

GENERAL INFORMATION Mains Services: Water, Gas, Electric and Drainage

Council Tax Band: C

EPC Grading: E

Applying for a tenancy

Should you wish to apply for a tenancy, you should contact our Lettings Team for an application pack.

We recommend that all applicants read the Government's 'How to Rent' Guide - available at https://www.gov.uk/government/publications/how-to-rent

Holding Deposit

In order to secure a property whilst the application procedure is completed, a Holding Deposit equal to 1 week's rent will be payable. This is calculated by monthly rent x 12 ÷ 52 and is payable to Milne Moser Property Limited.

Once the Holding Deposit is paid, the landlord and the tenant are expected to enter into the tenancy agreement within 15 calendar days. This date is called the Deadline for Agreement. The landlord and the tenant can agree to extend this date.

If an applicant fails referencing, the Holding Deposit will be paid to the applicant within 7 calendar days, save where:

1. If the applicant fails a Right to Rent check regardless of when the Holding Deposit was accepted;

2. If the applicant provides false or misleading information to Milne Moser Property Limited, or the landlord, which the landlord is reasonably entitled to consider in deciding whether to grant the tenancy because this materially affects their suitability to rent the property;

3. If the applicant notifies Milne Moser Property Limited or the landlord before the Deadline for Agreement that they have decided not to enter into the tenancy agreement;

4. If the tenant fails to take all reasonable steps to enter into a tenancy agreement;

5. If the tenant seeks to change the tenancy agreement after it has been signed, and the landlord refuses to make that change.

in which case, the Holding Deposit will be forfeit, and retained by Milne Moser Property Limited, on behalf of the landlord. A written explanation of why the Holding Deposit has been retained will be provided to the applicant within 7 calendar days of the decision being made.

Security Deposit

A Security Deposit equal to 5 weeks' rent will be payable to Milne Moser Property Limited, if the applicant successfully completes the referencing process.

Any money held by Milne Moser Property Limited as a Holding Deposit will be used towards payment of the Security Deposit.

The Security Deposit will be registered with the Deposit Protection Scheme within 30 days of the tenancy being signed and will be repaid to the Tenant at the end of the tenancy, subject to the property being left in a satisfactory condition/deduction of any contractual expenses.

Rent

Rent will be payable on the first day of the tenancy agreement and will be payable monthly, thereafter.

Properties are let on a fixed term Assured Shortly Tenancy, for a minimum term of 6 months. It is not possible to terminate the tenancy within this period and the tenant will be responsible for payment of the rent for the whole of the fixed term.

The tenant will also be responsible for all utility charges during the full term of the tenancy, including gas, electricity, oil, water and drainage, telephone and Council Tax. Charges for any other services connected to the property will also be payable by the tenant.

Insurance

The landlord will be responsible for insuring the building. The tenant will be responsible for insuring their own possessions for the full term of the tenancy.

Permitted Payments

In some circumstances, a Permitted Payment may be payable to Milne Moser Property Limited. These include:

• If the tenant requests a change to the tenancy agreement and the landlord agrees e.g. the keeping of a pet mid-tenancy/change of sharer - £50 (inc. VAT);

• If rent is more than 14 days late, interest will be charged at 3% over the base rate of the Bank of England;

• Default fees for lost keys or other security devices (including locks). Where locks need to be replaced and locksmiths need to be called, tenants will be charged for replacement locks, locksmiths' fees and keys where necessary.

• In exceptional circumstances (such as an emergency) Milne Moser Property Limited may charge £15 per hour for time in dealing with the problem.

• Surrender of the tenancy mid-term - payment will cover the landlord's expenses in reletting the property, all rent outstanding until a new tenant is found (up to the maximum payable under the tenancy agreement)

How is interest calculated on rent arrears?

Interest will be charged on the total amount outstanding, on a daily basis.

For example:

£500 in arrears are outstanding for 30 days.
The current Bank of England base rate is 0.75%.
Interest rate applied: 3% + 0.755% = 3.75%
£500 x 0.0375 = £18.75
£18.75 ÷ 365 = £0.051
5.1p x 30 days outstanding = £1.54   "