Kents Bank Road, Grange Over Sands, , LA11 7EY

4**** GOLD RATED AA BED & BREAKFAST/GUEST HOUSE | POSITIONED IN THE HEART OF GRANGE

OVER SANDS WITH ALL AMENITIES AND SHOPS | FOUR DOUBLE LETTING EN SUITE ROOMS | OWNERS

ACCOMMODATION

GUEST DINING ROOM | LOUNGE, KITCHEN, UTILITY/LAUNDRY ROOM, BOILER ROOM AND HOUSE

BATHROOM | PARKING AND GARDEN FORECOURT | STYLISHLY PRESENTED TO A HIGH STANDARD

Asking Price: £415,000

Kents Bank Road, Grange Over Sands, ,

LA11 7EY

‘Run with pride‘ Birchleigh is a SUBSTANTIAL four storey property currently run as an established 4 GOLD STAR AA rated Guest House/B&B. This beautifully presented business has been upgraded over the years to a high standard and has forward bookings already for next year. Briefly comprising;

four STYLISH double letting en-suite bedrooms, together with guest dining room, lounge, kitchen and bathroom. There is also an additional one bedroomed owner's accommodation to the basement level. Set up as a guesthouse but equally suitable for family occupation. A range of

eco-friendly features includes solar panels and

heater exchanger to reduce running costs, means that this property fully achieves its energy saving potential. Centrally located within this popular town with local churches, shops and car park. Adjacent to Morecambe Bay and to the edge of the Lake District National Park. In addition there is a

pleasant forecourt garden and the added advantage of off road parking for a number of vehicles to the rear. A well run business with a healthy turnover trading on 10 months, with potential to increase business to 12 months.

LOCATION

DIRECTIONS

GROUND FLOOR

Entrance Vestibule

Inset mat, half tiled to one wall, coded door entry into:

Hallway

Radiator with cover over, architrave ceiling and stairs to the first floor. Door into:

Guest Dining Room 5.3m (17' 5") x 4m (13' 1") Measured into the recess and bay. A cosy room

with four tables and chairs, upvc double glazed bay window with fitted blinds, radiator, coving and rose to ceiling. Double doors into:

Lounge 4.4m (14' 5") x 4.04m (13' 3")

This room can be used for owner or guests with built-in worktop with wine chiller under, double

glazed window to rear, radiator, two wall lights, TV door monitor and two telephone points. Courtesy door to the hall

Kitchen

3.43m (11' 3") x 2.6m (8' 6") High gloss cream base and wall units with work space over and tiled splashback. Stainless double sink and drainer with further wash hand bowl. Two Gourmet Classic gas ovens with double cooker hood over and stainless splashback, dishwasher and walk in pantry. Window to the side and door.

Laundry/Utility Room 6.25m (20' 6") x 1.78m (5' 10") extending to 2.97m (9' 9") A useful addition to the property with stairs down to the owners accommodation and entry to the boiler

room. This space has a large stainless steel counter with storage, shelving and cupboards. Upvc double

glazed stable door to the rear with windows to either side.

Boiler Room 1.96m (6' 5") x 1.96m (6' 5") Two hot water cylinders, pump system, Vaillant gas boiler, controls for the solar panels. Washing machine.

OWNERS ACCOMMODATION

Entrance Hall 1.68m (5' 6") x 1.07m (3' 6")

Office/Bedroom 2.97m (9' 9") x 1.42m (4' 8") Currently used as a walk-in wardrobe but could be

used as an office.

Living Room 4.3m (14' 1") x 3.2m (10' 6") Alarm system, radiator, two wall lights, spotlighting to the ceiling.

Central Hall

Shower Room Three piece white suite comprising; tiled shower

cubicle, pedestal wash hand basin and wc. Shaver

point, towel radiator and storage cupboard.

Bedroom 4.83m (15' 10") x 2.95m (9' 8") Measured into the Bay. Upvc double glazed escape window, radiator and two wall lights.

Half Landing Stairs up to the First Floor Landing. Doors to the

WC and House Bathroom

House Bathroom 2.57m (8' 5") x 2.3m (7' 7") Measured into the door recess. White suite comprising; twin grip bath, dual flush low level WC and modern wash hand basin with wall mounted cupboard under. Sash window, radiator, tiled

flooring, large linen cupboard.

Separate WC Currently used as a store room with WC and wash hand basin. Window to the side.

FIRST FLOOR - Landing Stairs to the second floor. Access to Rooms 1 & 2.

Letting Room 2 5.23m (17' 2") x 3.96m (13' 0") plus 2.06m (6' 9")

x 1.52m (5' 0") bay

Measured to widest points. Upvc double glazed bay window to the front, radiator. Double bed, oak wardrobe, dressing table, two bedside cabinets, two wall lights, wall mounted TV.

En Suite Shower Room 2.87m (9' 5") x 1.52m (5' 0")

Modern suite comprising; large shower enclosure, wash hand basin with cupboard under and dual flush wc. Towel radiator, tiled floor and surrounds, shaver point, extractor fan and two wall lights.

Letting Room 1 3.58m (11' 9") x 3.28m (10' 9") Measured to widest points. Upvc double glazed window to the rear, radiator. Double bed, dressing

table with light over, two bedside cabinets, two wall lights, wall mounted TV.

En Suite Shower Room 2.54m (8' 4") x 1m (3' 3") Modern suite comprising; large shower enclosure, wash hand basin with cupboard under and dual flush wc. Towel radiator, tiled floor and surrounds,

shaver point, extractor fan and two wall lights.

Half Landing Feature sash window with Bay views. Stairs to:

SECOND FLOOR - Landing

Loft access and Linen cupboard. Doors to Rooms 3

& 4.

Letting Room 3 3.5m (11' 6") x 3.15m (10' 4") Measured to widest points. Upvc double glazed window to the rear with views towards Morecambe Bay, radiator. Double bed, dressing table, two bedside cabinets, wall mounted TV and hanging

rail.

En Suite Shower Room 2.57m (8' 5") x 1m (3' 3")

Modern suite comprising; Double shower enclosure, wash hand basin with cupboard under and dual flush wc. Towel radiator, tiled floor and surrounds, shaver point, extractor fan and two wall lights.

Letting Family Room 4

3.9m (12' 10") x 2.13m (7' 0") Measured to widest points. Upvc double glazed window to the front, radiator. Double and single bed, wardrobe, dressing table, two bedside cabinets, two lamps, wall mounted TV.

En Suite Shower Room 2.9m (9' 6") x 1.22m (4' 0")

Modern suite comprising; double shower enclosure, wash hand basin with cupboard under and dual flush wc. Towel radiator, tiled floor and surrounds, shaver point, extractor fan and two wall lights.

Front Garden Stone wall and gated forecourt with sitting area.

Rear Parking

Parking for several vehicles, summerhouse. (if

summerhouse is removed there is parking for 4 vehicles)

NB Accounts can be seen by interested parties run over 9 months but more scope to the business.There is a cctv monitor and Business website with an on line front desk.

This would be a commercial mortgage which we can advise on.

OPENING HOURS Mon, Tues, Thurs & Fri: 9am - 5pm Wed: 9:30am - 5pm Sat: 9am - 4pm Sun: Customer Service Team 10am - 4pm

THINKING OF SELLING?

If you are thinking of selling your home or just

curious to discover the value of your property, Hunters would be pleased to provide free, no obligation sales and marketing advice. Even if your home is outside the area covered by our local offices we can arrange a Market Appraisal through our national network of Hunters estate agents.

Kents Bank Road, Grange Over Sands, , LA11 7EY | £415,000

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DISCLAIMER These particulars are intended to give a fair and reliable description of the property but no responsibility for any inaccuracy or error can be accepted and do not constitute an offer or

contract. We have not tested any services or appliances (including central heating if fitted) referred to in these particulars and the purchasers are advised to satisfy themselves as to

the working order and condition. If a property is unoccupied at any time there may be reconnection charges for any switched off/disconnected or drained services or appliances - All measurements are approximate.