Infused with character and charm Baines Barn offers exceptional living space with some contemporary and traditional fitments and features. Offering two / three reception rooms with four double bedrooms including three en-suites and a family house bathroom. This property does include a ground floor bedroom. Set in a rural position at the end of Pinfold Lane yet within easy commuting distance of Longridge, Preston and the M6 motorway network (2 miles, 6.7 miles and 4 miles respectively).

Reception Hallway 6.23 x 2.42m (20’5 x 7’11)
Stone flag floor, wall light point and staircase to first floor.

 

Study 4.27 x 3.31m (20’5 x 7’11)
Stone flag floor with window to front elevation. Fitted book case and ceiling light point.

 

Sitting Room 4.42 x 5.49m (14’6 x 18’)
Feature multi-fuel stove sat on a hand-finished stone fireplace with raised hearth. l Feature exposed stonework and ceiling beam. Four wall light points.

 

Dining Room 5.85 x 5.2m (19’2 x 17’1)
Feature reception room with paneled walls, exposed ceiling truss and purlins. Inset ceiling lights and two ceiling light points.

 

Breakfast Kitchen 6.15 x 4.4m (20’2 x 14’5)
A U-shaped kitchen benefiting from oak fronted wall and base fitted units with LED floor lighting, concealed wall cupboard lights, Smeg stove, fitted Belfast sink and granite worktops to four elevations. Pantry area with freezer, oil-fired boiler, wine fridge and granite style worktops. Oak windows to side elevations.

 

Inner Hallway
Approached via a feature oak staircase.

 

House Bathroom 3.6 x 2.6m (11’10 x 8’6)
Comprising of 5-piece suite incorporating a roll-top ball and claw bath, bidet, WC, feature hand basin and open fully tiled shower enclosure.

 

Bedroom Four 4.75 x 3.55m (15’7 x 11’8)
Fourth double bedroom with stone flag floor and feature leaded glazed window to rear.

 

First floor
Approached via a return staircase with rail and panelled side.

 

Landing
Access to bedroom accommodation.

 

Bedroom One 4.4 x .95m (14’5 x 3’5)
Double-height master bedroom with feature beamed ceiling & double-glazed windows to front elevation with open views.

 

En-Suite
Comprising of a 3-piece suite incorporating a Showerlux shower cubicle, hand basin with vanity unit and WC.

 

Bedroom Two 3.3 x 3.2m (10’10 x 10’6)
Second double-size bedroom with glazed oak window with open views to the front.

 

En-Suite
Three piece en-suite incorporating a fully tiled shower cubicle, hand basin with vanity unit & WC.

 

Rear Hallway 4.8 x 2.4m (15’9 x 7’10)
A glazed link hallway from the breakfast kitchen connects to the garage annex.

 

Gym 4 x 4.65m (13’1 x 15’3)
Tiled floor with twin opening oak doors to the rear garden.

 

Utility 2.82 x 1.5m (9’4 x 4’11)
Fitted base cupboards with sink and drainer unit.  WC.  Plumbed for automatic washing machine and space for dryer.

 

Bedroom Three 2.8 x 3.5m ( 9’2 x 11’6)
Accessed via a return open tread feature oak staircase.  Double-size bedroom with oak floor & twin Velux windows with black-out blinds.

 

En-suite
Comprising of a three piece suite incorporating a double-size shower enclosure, hand basin & twin flush WC.  Open fitted shelving & hanging rail.

 

External
In and out driveway with electric gate, gardens and patios.

 

Services
Oil fired boiler supplying domestic hot water, central heating and underfloor heating to ground floor.  Mains water, mains electricity and septic tank drainage.  Calor gas bottles supply the stove.  Second oil fired boiler supplying heating to the annexe.

CONSTRAINTS: No DSS, no housing benefits, no smokers.

RENT
Unless stated otherwise the rent is exclusive of gas, electricity, oil, water, telephone charges and council tax.

 

TENANT CHARGES
All lications must be accompanied by an Administration Fee of £40 for single occupancy and an additional £35 per applicant aged 18 years or over for a joint or multiple application. Full reference checks are carried out on each tenant aged 18 years and over. Your Bank will charge a nominal fee which will be debited directly from your bank account. This fee is in respect of processing the application.

LEGAL TENANCY AGREEMENT: Cost of preparation for inventory and tenancy agreement, which are important legal documents is £100. Payment of deposit and first months rent to be made on signing of Tenancy Agreement must be made by a Bankers Draft, Cash or Building Society Cheque. This fee is in respect of drawing up legal documentation.

PLEASE NOTE: NWF Kavanagh the clients and any joints agents give notice that:

1 They are not authorised to make or give any representations or warranties in relation to the property neither here or elsewhere. Either on their own behalf or on behalf of their client or otherwise.

They issue no responsibility for any statement that may be made in these particulars. These particulars do not form part of any contract and must not be relied upon as statements or representations of fact.

 

2 Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive.  NWF Kavanagh has not tested any services, equipment or facilities. Tenants must satisfy themselves by inspection or otherwise.

 

3 All illustrations are for indication purposes only and are not to scale.