2 Bedroom Guest House for sale in North West, England for GBP £675,000

LAKELAND GUEST HOUSE
Impressive and spacious guest house with 6 en suite letting bedrooms, self contained owners accommodation and parking for 6 cars situated in a quiet residential area a few minutes walk from the town centre. Excellent business and inspection essential.

LOCATION
Keswick is a busy tourist town situated in the Lake District National Park about 18 miles west of Penrith and junction 40 of the M6 Motorway via the A66. It lies adjacent to Derwent Water, surrounded by stunning Lakeland fells and provides a range of shops, hotels, restaurants, pubs and other tourist related businesses and facilities. The resident population is around 5,600 but the tourist season in the town now lasts for most of the year providing a substantial non-resident population. Major retailers include, George Fisher, Boots, Blacks, and Edinburgh Woollen Mill. Allerdale House is ideally situated in a quiet residential area but within a short walk of the town centre.

DESCRIPTION & ACCOMMODATION
Allerdale House is a charming traditional Victorian town house constructed in Lakeland stone providing a very well appointed guest house. The spacious accommodation includes 6 en suite letting bedrooms and fully self contained owners accommodation with 2 bedrooms, large kitchen and living room. The rooms are very well presented throughout with ornate covings and ceiling roses and views of surrounding fells from the upper floors and many have been upgraded in recent years. All the letting bedrooms have flat screen TVs and tea and coffee making facilities. Outside is a small garden and parking for up to 6 cars. This is a most impressive property in a lovely location and deserves inspection. The accommodation more particularly comprises

GROUND FLOOR
ENTRANCE PORCH
leading to;
ENTRANCE HALL
with balustrade stairway and under stairs cupboard;
DINING ROOM
5.57m x 4.10m with bay window, marble fireplace with timber surround and tables and chairs for 12 covers;
GUESTS LOUNGE
3.61m x 4.47m with bay window and marble fireplace with brick surround ;
KITCHEN
4.77m x 7.98m with wall and base units, worktops, central island unit, stainless steel double basin sink unit, 5 ring gas range and oven, extractor fan, vinyl floor, plumbing for dishwasher, roof lights and access via stairs to basement;
PRIVATE LIVING ROOM
3.63m x 5.89m with TV and telephone points and access to separate entrance door and stairs to first floor private accommodation;
PRIVATE BEDROOM 1
3.05m x 4.06m with built-in wardrobe;

BASEMENT
UTILITY AREA
with plumbing for washing machine and tumble dryer;
OFFICE/STORE
BOILER ROOM

FIRST FLOOR – PRIVATE ACCOMMODATION
LANDING
PRIVATE BEDROOM
3.67m x 3.69m with built in wardrobe;
BATHROOM
with bath and shower over, WC and wash hand basin;

FIRST FLOOR – LETTING ACCOMMODATION
via stairs from main Entrance Hall

HALF LANDING
with walk-in storeroom;
LETTING BEDROOM 1
3.66m x 4.75m double /twin room with large en suite bathroom having bath with shower over, WC and wash hand basin;
LANDING
LETTING BEDROOM 2
5.60m x 4.09m, double/twin room with bay window and en suite shower room having wash hand basin and WC;

SECOND FLOOR
HALF LANDING
LETTING BEDROOM 3
3.66m x 3.75m, double room with en suite shower room having WC and wash hand basin;
LETTING BEDROOM 4
3.65m x 3.15m, double room with en suite shower room having WC and wash hand basin;
LANDING
LETTING BEDROOM 5
2.10m x 4.13m single room with en suite bathroom having bath, WC and wash hand basin;
LETTING BEDROOM 6
3.30m x 4.10m, double room with en suite shower room having WC and wash hand basin;

OUTSIDE
Walled garden and patio area to the front and side, car port with space for 4 cars to the rear and space for 2 further cars along the side.

All references to areas and dimensions are deemed to be approximate.

RATES
Description in list: Guest House and premises.
Rateable Value: £8,600.
Rates Payable 2010/11: £2,509.10.
Council Tax: Band A.

SERVICES
We are advised that mains water, electricity, gas and drainage are connected to the property. It has the benefit of gas fired central heating throughout. No warranty is given regarding the working order of any appliances or services referred to in these particulars.

FIXTURES & FITTINGS
Included in the sale is an inventory of trade fixtures, fittings, equipment and furnishings. Any items not included in these particulars or the inventory are excluded. Stock will be valued separately and taken on completion.

TENURE
We are advised the property is freehold.

THE BUSINESS
Allerdale House is a 4 star silver award guest house with a long established trade. We understand that takings for the year ended 31 March 2009 were an impressive £71,054 net of VAT. Full accounts will be made available to bona fide applicants, normally after viewing.

VAT & STAMP DUTY
All reference to price, premium or rent are deemed to be exclusive of VAT unless expressly stated otherwise. Stamp duty is liable at the prevailing rates.

VIEWING
Strictly by appointment with the sole agents, PF&K Commercial. Tel. 01768 862135. Fax 01768 892101. E-mail. commercial@pfandk.co.uk Date 14/05/10 Reference C1587.