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" INTRODUCTION Open views to the front and the rear make this a special rental property. Located just 10 minutes drive from Kendal, this three bedroom house has well proportioned rooms and a generous garden space. Electric storage heaters and UPVC double glazed, there is a dual aspect lounge, family kitchen plus an outhouse/wc workshop space. The bathroom is fitted with a four piece suite and there is residents parking to the front. Subject to a local occupancy requirement. Please ask for further details.

The village of Grayrigg is situated in between two national parks and located approximately 5 miles from Kendal and is well placed for travel both north and south. The village has a primary school, village hall and church and is located on a bus route. Grayrigg is popular with families and retirees alike. From the property there a many walks and rides available offering buyers a rural lifestyle with the advantage of being only 20 minutes from Oxenholme Station for the West coast Mainline or 10 minutes to the motorway.  

Approaching via steps and the front garden to the UPVC double glazed door into porch. 

PORCH Glazed door leading into hall, window for natural light into the hallway. Space for coats and shoes. 

HALLWAY UPVC double glazed window facing the front elevation. Stairs leading to the first floor landing, storage heater, ceiling light and telephone point. 

LOUNGE 18' 4" x 11' 10" (5.59m x 3.61m) Dual aspect UPVC double glazed windows facing the front and rear aspects, both with views over countryside. Wooden fire surround with LPG living flame gas fire and tiled inset. Two electric storage heaters, television point and ceiling light. 

KITCHEN/DINER 11' 7" x 11' 6" (3.53m x 3.51m) UPVC double glazed window to the rear aspect with view over the garden to fields beyond. Fitted with a range of oak farmhouse style base, wall and drawer units with dark worktops, one and a half bowl sink with drainer and tiled splashbacks. Electric hob with extractor hood over and electric oven and plumbing for washing machine. Built in cupboard under the stairs and pantry style cupboards, ceiling light, storage heater and television aerial point. Door leading to the side passageway. 

SIDE PASSAGEWAY Ceiling light and tiled floor. Door leading to the rear garden. 

WC Frosted UPVC double glazed window facing the side elevation. WC. 

WORKSHOP 9' 2" x 5' 7" (2.79m x 1.7m) UPVC double glazed window facing the front aspect. Fitted with a base unit and worktops over, ceiling light. 

FIRST FLOOR LANDING UPVC double glazed window facing the rear elevation with an excellent view over the garden to fields beyond. Access to the loft and two built in cupboards, one housing the hot water cylinder. Ceiling light. 

BEDROOM 11' 10" x 10' 10" (3.61m x 3.3m) Having two UPVC double glazed windows facing the front aspect with open view over rolling hills and countryside. Good sized cupboard over the stairs and ceiling light. 

BEDROOM 9' 6" x 8' 3" (2.9m x 2.51m) UPVC double glazed window facing the side aspect with view over Grayrigg. Cupboard over the stairs plus additional shelved cupboard. Two wall lights and ceiling light. 

BEDROOM 8' 11" x 7' 1" (2.72m x 2.16m) UPVC double glazed window facing the rear aspect with excellent view. Ceiling light. 

BATHROOM Frosted UPVC double glazed window facing the side aspect. Fitted with a four piece suite comprising of bath, concealed cistern WC, vanity wash hand basin and shower cubicle. Mirror with vanity light, extractor fan, downlights and heated chrome towel rail. Fully tiled. 

EXTERNAL A path leads from the residents parking area along to the front gate. A pathway leads to the front and the front garden is laid to lawn with border beds. Access to the side of the property to the rear garden. The rear garden is semi divided and has a lawn and central path leading to flower beds. Greenhouse and outhouse store.  

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

Council Tax Band: C

EPC Grading: E

PLEASE NOTE - The property is subject to a Local Occupancy Clause - The prospective Tenant must have lived or worked in the county of Cumbria for the last 3 years.

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   "