Boot
Guide price £595,000

This charming 4-bedroom period end of terrace cottage is nestled in the desirable village of Boot at the foot of Scafell in the Lake District National Park. This delightful property, built in 1808 and extended in 2006, offers a perfect blend of history and modern comfort, with extensive gardens spaces and ample off road parking area.

As you step inside, you are greeted by a spacious entrance hallway with character features leading to a large lounge, dining room and traditional kitchen. All the rooms in this home enjoy stunning views to the Lakeland Fells. With 4 bedrooms and 2 bathrooms, there is ample space for everyone to enjoy their own privacy and comfort.

Don't miss the opportunity to own a piece of history in this idyllic Lakeland village. With its well-presented interior and spacious accommodation, this house is ready for you to move in and make it your own. Contact us today to arrange a viewing and start envisioning your life in this beautiful location.

One of the highlights of this property is its substantial garden, offering stunning views of the surrounding Fells. Imagine enjoying a cup of tea in the morning or a glass of wine in the evening while taking in the picturesque scenery.

The house itself spans across 1,938 sq ft, providing plenty of room for all your needs. Whether you are looking for a peaceful retreat or a place to call home, this property offers it all.

Entrance Hallway
Enter through a part glazed stable style door into an entrance hallway which is filled with character, ceiling light, exposed stone wall with double glazed window x 2 overlooking the front of the property, a carpeted staircase leads up to the first floor with wooden balustrade, space for coat hanging, a large feature fireplace with wood burning stove, tiled floor, original style radiator, storage cupboard under the stairs, wooden panelling doors leading into the lounge and kitchen.

Kitchen
A traditional farmhouse style kitchen fitted with a range of wall and base units in a traditional shaker style with cream doors and wooden work surface. LED spotlights, tiled floor, dual aspect windows overlooking the garden towards the far-reaching fells. Complimentary splash back, Range cooker with extractor fan over, Belfast style sink with chrome mixer tap, space for a dishwasher and a tall free standing fridge freezer, space for a washing machine. The Worcester oil boiler is housed in the kitchen and there is storage space to one side of the room. An opening leads through to the dining room.

Dining Room
With tiled floor, pendant ceiling light over the dining table, traditional style radiator, wall lighting, French doors leading out to the rear terrace, this then extends through to a open plan social space leading to the lounge.

Lounge
With beamed ceiling, ceiling light x 2, wall lighting, double glazed windows x 2 to the front elevation, carpeted floor, exposed stone wall, original radiator, large fireplace with brick and wood surround which has an open fire.

First Floor Landing
A carpeted staircase leads up to the first-floor landing with wooden balustrade and handrail, doors lead into bedrooms 1, 2, 3, 4 and the family bathroom.

Bedroom One
A large room with window looking out to the side elevation, radiator, ceiling light x 2, carpeted floor, loft hatch access.

Family Bathroom
Fitted with white bath with shower over and shower screen, tiled splash back, tiled floor, pedestal wash hand basin with tiled splash back, WC, wall mounted heated towel rail, ceiling light, extractor fan.

Bedroom Two
A small double room with a beamed ceiling, window to the front elevation, traditional style radiator, carpeted floor.

Bedroom Three
A large double room with ceiling light, radiator, wooden effect floor, loft hatch access, door leading into en-suite.

En-suite
Fitted with a corner shower, WC, wall mounted heated towel rail, wall mounted wash basin, lino floor, ceiling light.

Airing Cupboard
With loft hatch access, ceiling light, space for an electric heater.

Disclaimer
These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. The services, systems, and appliances shown may not have been tested and has no guarantee as to their operability or efficiency can be given. All land and floor plans are created as a guide to the lay out of the property and should not be considered as a true depiction of any property and constitutes no part of a legal contract.

Bedroom Four
Currently used as an office with double glazed window to the front elevation, radiator, ceiling light, spot lighting, space for bookshelves, carpeted floor.

Externally
Approached by a gated driveway, there is ample parking for a number of vehicles. The garden to the side extends to around 1/3 acre and is a beautiful retreat with a stunning backdrop of the Lakeland fells. The garden has lawns, terraces, wildlife pond and is bordered by established trees and shrubs. There is an additional attractive garden to the rear with patio area and a path through to the side garden with a set of kennels/wood stores.

Location
Boot is a lovely village nestled at the foot of Scafell with the Dalegarth station which is the mid point of the Ravenglass and Eskdale Railway (La’al Ratty) a couple of minutes’ walk from the house. On the Ratty you can travel towards the coast to Ravenglass or down the valley to Eskdale. The popular village pub The Boot Inn is just across the road from this property and the Roman fort at Hardknott is an easy walk from Boot. There are many good walks directly from the house. It is only a short drive (eight miles) to Drigg where excellent walks can be enjoyed on the long, sandy beach and through the dunes which are a protected nature reserve.

Further property Information
The extension to the rear was completed in 2006.
The roof was completely replaced in 2023.
A new water treatment system was put in place in 2021
The front door and front windows have all been replaced with Acosta hardwood, double glazed units
There is electric supplier to the parking area to enable the connection of an EV charger or more lighting
There is an electric and ethernet supply to the garden should a new buyer wish to work from home from the garden

EPC & Council Tax
EPC - D
Council Tax - D

Services
Central heating - Biomass Boiler with an RHI payment every quarter to the sum of £462.74 with 2 years left on the contract.
The boiler has been serviced every year.
The cooker is electric hob and oven. The fire in the dining room is electric.
The water is metered from the mains.

All the furniture in the property is available by separate negotiation.
The outside shed has a shower for cleaning a pet. It also has pipes fitted for a toilet.