Sandford, Appleby-In-Westmorland
Guide price £425,000

**EXTENSIVE CHARACTER 5 BEDROOM FARMHOUSE WITH STUNNING WALLED GARDEN AND WOODLAND IN DESIRABLE VILLAGE LOCATION **

This attractive period residence is a home filled with charming original features, In need of upgrade in parts and approached by a long sweeping driveway, this wonderful sandstone 5-bedroom family home has a large walled garden to the rear extending down the river through woodland. The adjoining 2 acre field, further woodland and the front grass/ tree filled area is available by separate negotiation. It sits in the centre of the desirable village of Sandford with easy access to A66 and enjoys access into the superb countryside and onto the surrounding fells.

The Main House
Internally the living spaces are of generous proportions with each room enjoying a superb outlook across the gardens. On the ground floor there are four reception rooms including a lovely sun room to the rear, traditional dining kitchen, utility room and boot room area. A period staircase leads to the first floor where there is a large Georgian style window, five bedrooms; two with ensuites and a family bathroom.

The Garden
Externally the property benefits from having a large, parking area to the front with lawned areas and a wrought iron topped wall. To the rear there is a huge garden, walled in parts, leading down to the river, mainly laid to lawn with a number of seating areas throughout. There is approx. 4 acres of land incorporating a paddock and steep woodland available via separate negotiation that leads down to the River Eden making this an ideal location for those with equestrian interests.

Location
The village of Sandford includes a well recognised country pub, close to an excellent primary school, has easy transport links to the A66 and a beautiful picturesque outlook from all areas. It is close to the historic market towns of Appleby in Westmorland and Kirkby Stephen which provide shopping, leisure, cultural and educational amenities and also benefits from excellent transport links to the A66 for both Penrith and Scotch Corner. Sandford is also positioned centrally between the Yorkshire Dales and the Lake District National Park. This is a superb lifestyle opportunity for a buyer looking for a family home that they can put their own stamp on with a country lifestyle. This property is unlikely to remain on the market for any long period of time.

Services
Mains Water, Drainage and Electricity Oil Central Heating Fishing rights The adjoining barn to the side and the stone outbuilding and courtyard to the rear are not included in the sale The adjoining 2 acre field, further woodland and the large area of lawn with trees at the front of the property is available by separate negotiation The home has access across the long drive to its parking area. The garage is not included in the sale but there is space to put a garage to the right hand side of the house. This property is not at risk of flooding from the river at the end of the garden. There is a public footpath running along the river front at the bottom of the garden. This leads from Sandford to Warcop.

EPC & Council Tax
EPC – on order Council Tax – To be confirmed by the vendor Please be aware that due to a limited number of EPC providers in Cumbria, there may be delays in obtaining Energy Performance Certificates (EPCs) for some properties. We anticipate receiving them within 7-14 days of the property's listing. If there are any further delays, we will update the property brochure with the expected availability of the EPC. Thank you for your understanding.

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 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.