With stairs to the first floor and part glazed door leading out to the front garden.

Dimensions:   14' 1" x 11' 10" (4.30m x 3.60m)

A front aspect reception room enjoying lovely views towards Ullswater from a large window with window seat. Open fire in a sandstone hearth and surround with recessed shelving to one side and cupboards to the other, picture rail, wall mounted heater, wood flooring and door giving access to the entrance hall.

Dimensions:   9' 2" x 12' 2" (2.80m x 3.70m)

A rear aspect room fitted with a range of wall and base units with complementary tiled work surfacing, incorporating 1.5 bowl stainless steel sink and drainer unit with mixer tap and tiled splashbacks. Freestanding appliances including cooker, dishwasher and fridge freezer, space for dining table and door leading through into the pantry/utility room.

With useful understairs cupboard and ample storage space, Belfast sink and space and plumbing for washing machine.

With window at half landing level . The landing has a loft hatch and doors leading to the first floor rooms.

Dimensions:   10' 6" x 12' 2" (3.20m x 3.70m)

A bright front aspect double bedroom enjoying breathtaking views towards Ullswater. With feature fireplace, wall mounted electric heater and wood flooring.

Dimensions:   12' 2" x 10' 6" (3.70m x 3.20m)

A rear aspect double bedroom enjoying rural views. Currently utilised as a twin room, with feature fireplace with original cast iron surround, wall mounted heater, wood flooring and loft hatch.

Dimensions:   7' 3" x 9' 2" (2.20m x 2.80m)

Fitted with a three piece suite comprising bath with electric shower over and additional tap connected, hand held shower attachment, WC and wash hand basin. Substantial airing cupboard housing the hot water cylinder, heated towel rail and side aspect window.

Mains electricity, water & shared septic tank drainage. Electric heating and double glazed windows installed. Please note: measurements are approximate so may reflect the maximum dimensions and the mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.

We have been informed that the property has a septic tank and would advise any prospective purchaser to check it complies with current standards and rules introduced on 1st January 2020.

PFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2024 was £221.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. Anti Money Laundering (AML) compliance check via Landmark referral between £8.50 to £15.50. All figures quoted are inclusive of VAT.

What3Words - Front Door - flamingo.triangles.improving From the M6 at Junction 39, follow the A66 west towards Keswick. At the first roundabout, fork left on to the A592 heading for Ullswater and Pooley Bridge. Upon reaching the lake at Pooley Bridge, continue to the right on the A592. 1 Horrock Leas is accessed from the driveway to Horrockwood, approximately 3 miles from Pooley Bridge on the right hand side of the road, a short distance after Beauthorn on the left and just before Leeming Farm.