Trapp Lane, Simonstone, Burnley, Lancashire

£380,000

Guide price

  • Bedrooms: 4
**GUIDE PRICE - £380,000 - £390,000**

Higher Trapp Barn is set in an exclusive development of just five properties approached via an impressive stone entrance with electric gates and a manicured, tree lined drive. This four bedroom barn converted in 2000, is bursting with character and has been lovingly renovated to an immaculate standard. The property lies in a tranquil location on the outskirts of Simonstone and boasts panoramic views over the valley and walks from the doorstep.

This gorgeous family home benefits from country living yet remains within great access to major commuter networks and all local amenities and schooling. A unique opportunity to purchase a stunning barn conversion with lots of space for a growing family – early viewing is advised.

GROUND FLOOR -

Entrance Hall - Hardwood half glazed stable front entrance door, spotlights, central heating radiator, partially exposed stone wall, alarm panel, stairs to first floor, oak flooring, and doors to the lounge, dining room, utility room and Guest WC.

Guest WC - White two piece suite comprising of a low suite WC, wall hung wash basin, wall mounted combination boiler and stone flooring.

Utility Room - 8'6 x 4'2 (2.59m x 1.27m) - Plumbing for washing machine, antique workbench which has been upcycled in to a utility unit with storage and ceramic Belfast sink, oak flooring.

Lounge - 18'11 x 11' (5.77m x 3.35m) - A well-proportioned room exuding country charm with the focal point being a Charnwood Country Living Stove set on Yorkshire stone hearth with an aged oak beam mantle. Double glazed French doors extending out onto the front garden, separate casement window and partially exposed stone wall. Two central heating radiators, television point, telephone point, coving to ceiling and three barn wall lights. Dual entry from both the hallway and the dining room.

Dining Room - 17'7 x 9'9 (5.36m x 2.97m) - A bright room with original barn arch feature, a double height area adds to the feeling of spaciousness, double height and double glazed patio doors onto rear. Part exposed stone wall, door to under stairs storage cupboard , spotlights and beamed apex ceiling, oak flooring, three wall lights, central heating radiator, television aerial point, folding doors which open out to create an extended open plan kitchen,.

Kitchen - 14'1 x 8'11 (4.29m x 2.72m) - Part exposed stone wall, Indian slate floor and casement window, a range of traditional style hand painted wall and base units, solid oak worktops, cream tiled splash backs, inset one and half bowl ceramic sink, enamelled drainer and high neck mixer tap. Stoves range style cooker with double oven, six gas rings, griddle and extractor hood. Built in dishwasher and fridge, breakfast bar unit, halogen spot lighting, telephone point and hardwood half glazed stable door to the rear.

FIRST FLOOR -

Landing - Stairs to second floor, doors to three bedrooms and bathroom.

Bedroom One - 16'5 x 9'10 (5.00m x 3.00m) - Casement double glazed window with views overlooking the fells and woods, beams to ceiling, central heating radiator, television aerial point and door to en suite.

En Suite - White three piece suite comprising of a low suite WC, pedestal wash basin, double shower cubicle with direct feed shower, tiled elevations and flooring, stainless steel towel radiator, one wall light and extractor fan.

Bedroom Two - 13'2 x 9'5 (4.01m x 2.87m) - Velux window, double glazed casement window, part exposed roof truss and beamed ceiling, central heating radiator and television point.

Bedroom Three - 16'2 x 11'5 (4.93m x 3.48m) - Wood framed double glazed window with views to the fell and woods, central heating radiator, two walk-in storage cupboards - one of which has plumbing for en suite.

Bathroom - White four piece Heritage suite comprising of a low suite WC, bidet, pedestal wash basin, traditional roll top bath with claw and ball feet and shower mixer tap, partially tiled elevations, beams to ceiling, two wall lights, chromed towel radiator, exposed timber work and vaulted ceiling with roof light, casement window and shaver point.

SECOND FLOOR -

Attic Bedroom Four - 24'8 x 13'2 (7.52m x 4.01m) - A very large light room running the full length of the 2nd floor, two Velux windows, beams to ceiling, storage to eaves, two central heating radiators, two aerial points and two telephone points.

EXTERNAL -

Front - Private parking area for several cars, terraced garden with several laid to lawn areas, pebbled area with Corten Steel water feature, large decked seating area, mature flowerbeds and a private double garage.

Double Garage - 21'6 x 17' (6.55m x 5.18m) - Electric up and over door, partially boarded area to eaves for additional storage, lighting and power supply.

Rear – Doors from dining room open on to a decked area ideal for catching the morning sun, gravelled area, electric points.

Agents Note;

- Ribble Valley Borough Council Tax Band E

- Freehold tenure and free from chief rent

- LPG gas central heating

- Sewage to joint sceptic tank

- Sealed unit double glazing

- Alarm system

Early viewing is highly recommended due to the property being realistically priced.

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. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including gas central heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. Please be aware the vendor of this property is an employee of Express Estate Agency.

TENURE

To be confirmed by the Vendor’s Solicitors

POSSESSION

Vacant possession upon completion

VIEWING

Viewing strictly by appointment through The Express Estate Agency

Marketed by Arrange viewing 01612 225156

Express Estate Agency

Head Office: St Georges House, Peter St, Manchester

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