A rare opportunity has arisen to offer for sale this little two bedroom holiday hide away, enjoying a tranquil woodland setting located in East Cumbria, in the beautiful hamlet of Hoff, enjoying ease of access to Appleby In Westmorland but also offering a pleasant setting from which one could also explore the Yorkshire Dales.

Please note - the property can only be used as a personal holiday home and cannot be let out on a commercial basis. This is a leasehold property with approximately 47 years remaining on the lease. The vendor is investigating whether the lease can be extended.

Location - From the centre of Appleby, heading south on the B6260, Drive up the hill and passed Appleby Castle and out of the town. Drive through the villages of Burrells and Hoof. Approximately 0.3 miles from Hoff, turn right into a small lane. Take the first left turn and then turn right, signposted to Hoff Lodge. Before reaching Hoff Lodge, turn left into a parking area, the lodge is in the woodland adjacent.

Amenities - Appleby, approximately 2.5 miles, is an attractive market town in the upper Eden Valley with a population of approximately 2,500 people and is of historical interest. The town has a range of shops, a Primary and a Secondary School. Leisure facilities include a Swimming Pool, an 18-hole golf course and bowling green. A larger shopping centre is Penrith. a further 14 miles away. Penrith is a popular market town with a population of around 16,000 people and facilities include: infant, junior and secondary schools with a further/higher education facility at Newton Rigg College. There are 5 supermarkets and a good range of locally owned and national high street shops. Leisure facilities include: a leisure centre with; swimming pool, climbing wall, indoor bowling, badminton courts and a fitness centre as well as; golf, rugby and cricket clubs. There is also a 3 screen cinema and Penrith Playhouse. Penrith is known as the Gateway to the North Lakes and is conveniently situated for Ullswater and access to the fells, benefiting from the superb outdoor recreation opportunities.

Services - Mains water, drainage and electricity are connected to the property.

Tenure - The vendor informs us that the property is leasehold being 99 years from 1st October 1980 and the ground rent is peppercorn and the annual service charge is currently £849.47.

Viewing - STRICTLY BY APPOINTMENT WITH WILKES-GREEN + HILL

Accommodation -

Entrance - Through a wooden stable door to the:

Kitchen - 2.74m 0.61m x 2.34m (9' 02 x 7'08) - Fitted with a range of wall and base units and a work surface with stainless steel single drainer sink and small breakfast bar. There is a free standing electric cooker with double oven, under counter fridge and a double glazed wooden window overlooking the woodland beyond. Sliding patio doors lead to the;

Living/Dining Room - 6.27m x 3.23m (20'07 x 10'07) - Having a focal electric freestanding fire with wooden surround and mantle and an electric night storage heater. Sliding aluminium doors lead outside and there is a picture window to the rear and side. A wooden door leads to the;

Inner Hallway - Having an electric night storage heater and built in double wardrobes and cupboards. There is loft access and doors lead off to the bedrooms and:

Shower Room - 1.85m x 1.85m (6'01 x 6'01) - Having avocado green three piece suite incorporating WC, wash basin set in a vanity unit and a shower cubicle with electric shower. Hot water tank. A double glazed wood window faces to the side.

Master Bedroom - 2.69m x 2.87m (8'10 x 9'5) - Having built in double wardrobes and cupboards and a double glazed wood window to the side. Dimplex storage heater.

Bedroom Two - 2.69m x 2.82m (8'10 x 9'03) - Having built in double wardrobes and cupboards and a double glazed wood window to the side. Dimplex storage heater.

Outside - The Chalet is located in a secluded private pine woodland as part of Hoff lodge. There is a flagged patio are to the rear of the lodge of which the patio doors from the living room lead out to. This space can be used for seating looking out to the woodland. Parking comes in the form of a gravelled car park

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