If you have ever contemplated a lifestyle change and fancied living and working in the beautiful Lake District National Park the timing could perhaps never be better for considering entering the world of hospitality. This superbly adaptable 9 bedroomed guest house is both splendidly located and affordable.
Offered by way of an assignment of two 12 year leases from 2016 at a combined rental of just £19,200 pa and with a highly regarded local Charitable Trust as landlords, this is a marvellous opportunity with scope to expand or diversify the business (subject to consent) if desired.
Location Lacet House is situated in the very heart of Ambleside with all shops and amenities close at hand, overlooking the local park and putting green. The property could hardly be better placed being prominently positioned at the crossroads of Rothay Road (A593), Kelsick Road, Compston Road and Church Street. On entering Ambleside from the south following the one way system you will see the property on the corner junction on the right hand side opposite White Platts Park as you enter the centre of town.
Description Anyone who has ever dreamt of being their own boss, getting out of the rat race and living and working in beautiful surroundings will know deep down that it is not always as easy to achieve that goal as it sounds. Buying into a successful business, not to mention securing a home located somewhere as wonderful as Ambleside in the gorgeous Lake District National Park can be expensive, even prohibitive for some, but Lacet House offers a rare opportunity to do just that. Instead of investing in an expensive freehold property you can acquire an assignment of the balance of two 12 year leases from 2016 at a fraction of the cost. The landlords, The Kelsick Trust are very highly regarded locally, renown for looking after both their tenants and their buildings.
Two leases are being assigned here as the current dining room has seen service in the past as a café and as a retail shop, and subject to any necessary consents being obtained, these both remain options for those who wish to develop the business which is currently trading at just under the VAT threshold. This former café portion is held on one lease and the guest house portion on the other.
The ground floor accommodation includes this superb dining room which has two large shop-front style picture windows overlooking the park. There is a good sized kitchen, store, office, a letting bedroom with an en-suite, an owners living room , cloak room and utility areas all on the ground floor with a separate virtually self contained apartment (known as both Knipe Cottage and The Cottage) beyond, adding further kitchenette, sitting room, bedroom and shower. This is let currently on a bed and breakfast basis, but could become an easily managed self contained holiday let or wonderful owners accommodation if preferred. There are two owners double bedrooms on the lower ground floor, and five further letting bedrooms on the first and second floors. Currently the single bedroom is not let out, and all but the enormous dual corner bedroom (3) on the first floor have en-suite facilities.There are separate private facilities dedicated for this room.
Rare in town centre guesthouses, Lacet House also enjoys its own private car parking facilities with one parking space to the side and five spaces if used sensitively, at the rear.
The property is offered as a going concern, fully furnished in the public areas and with forward bookings.
The Lake District National Park is known and loved around the world, indeed it is a Unesco World Heritage Site and enjoys a thriving all-year round tourist industry. It is predicted that more and more tourists will visit this wonderful part of the world over the coming years, a fact which may well be reinforced by a weak pound with Britons taking more holidays in the UK and more foreign tourists being tempted here by a favourable exchange rate. There may never be a better opportunity for that much dreamt of change of lifestyle. Do not miss it.
Accommodation (with approximate dimensions)
Entrance Porch With tiled floor, perfect for the removal and storage of wet or muddy boots.
Hallway With a radiator, space for coats and stairs leading to both the lower ground floor and first floor.
Dining/Breakfast Room 16′ 10" x 13′ 11" (5.15m x 4.25m) A lovely bright room enjoying dual aspect, along with a glazed and timber external door. Having two radiators the room comfortably provides 14 covers. This room could revert to becoming a retail shop or café once again (subject to any necessary consents being obtained) or could be employed to provide evening meals if desired.
Store 10′ 2" x 8′ 2" (3.12m x 2.50m) With a glazed timber external door, this room is currently in use as a storage area with Beko fridge, and Polar freezer.
Office 11′ 5" x 8′ 6" (3.50m x 2.60m) A very useful designated office area helping to keep the "work" and "relaxation" areas independent, and having cupboards and shelving.
Kitchen 21′ 7" x 6′ 6" (6.60m x 2.00m) Having wall and base units with complimentary work surfaces and an integrated double circular sink with stainless steel mixer tap and also benefitting from built in shelving. With appliances including two Kenwood microwaves, a Hotpoint fridge, Rangemaster Kitchener 90 five ring grill and oven with extractor hood over, and a Zanussi dishwasher.
Laundry Room 1 With tiled floor, integrated storage cupboard and plumbing for the Hotpoint automatic washing machine.
Cloakroom With WC and a pedestal wash hand basin and having tiled walls.
Laundry Room 2 With shelving, space to hang coats and currently housing the Vaillant boiler.
Owners Living Room 18′ 7" x 7′ 0" (5.67m x 2.15m) A cosy room in which to relax, with integrated storage space, two radiators and down lights.
Shower Room With three piece suite comprising a WC, pedestal wash hand basin, and Mira shower set within a corner glazed cubicle. Also having a light and shaver point, and an extractor fan.
Letting Bedroom 1 13′ 3" x 10′ 5" (4.05m x 3.19m max) This four poster room is wonderfully light and bright, boasting a great view of the Church and fells beyond and having integrated wardrobes and a radiator.
En Suite Having a three piece suite comprising a WC, pedestal wash hand basin with light and shaver point over, and a Triton shower in a glazed cubicle. With tiled walls and floor and an extractor fan.
Lower Ground Floor
Owners Bedroom 1 19′ 9" x 13′ 3" (6.03m x 4.06m) A double room with a radiator and storage space.
Owners Bedroom 2 15′ 1" x 9′ 10" (4.60m x 3.01m) A double room with a radiator and storage space.
Note The owners accommodation at this level has a restricted head height of 1.8M.
Store A useful room providing additional storage, with light.
Cloakroom With WC and having tiled walls and floor. This room is currently dedicated to letting Bedroom 3.
Shower Room With tiled walls and floor and with a Triton shower in a glazed cubicle and a pedestal wash hand basin. Also having useful integrated storage cupboards and a radiator.This room is currently dedicated to letting Bedroom 3.
Landing Having a radiator and with stairs to the second floor.
Letting Bedroom 2 16′ 4" x 13′ 5" (4.98m max x 4.10m) A wonderfully light bedroom, enjoying a great view of the Church and to the fells beyond. It can be presented as either a super king size double or a twin as required. With a radiator.
Ensuite With tiled walls and floor and having a three piece suite comprising a WC, a pedestal wash hand basin with mirror, light and shaver point over, and a Triton shower in a glazed corner cubicle. Also having a heated ladder style towel rail/radiator and an extractor fan.
Letting Bedroom 3 20′ 5" x 14′ 4" (6.23m x 4.38m) A very spacious dual aspect family room, currently set up as a double and two singles having views of Wansfell and the Church. With an open fire (no longer in use) and its slate hearth and mantle, and a window seat ideally placed for relaxing and enjoying the views.
Store Room Having an integrated store cupboard with shelves, a Velux and a radiator.
Landing Having an integrated Linen storage cupboard, a Velux and a radiator.
Letting Bedroom 4 16′ 0" x 11′ 9" (4.90m x 3.60m) A lovely double room with a wonderful view of both the Church and fells beyond. With a radiator.
Ensuite With tiled walls and floor and a three piece suite comprising WC, pedestal wash hand basin with mirror, light and shaver point over and a Triton shower in a glazed cubicle. Also having a heated ladder style towel rail/ radiator, extractor fan and a velux.
Letting Bedroom 5 14′ 3" x 12′ 0" (4.35m x 3.68m) A welcoming, bright double room with Church and fell views, having an open fire place (no longer in use) a radiator and a Velux.
Ensuite With characterful arched window looking out towards the local Church, tiled walls and floor and having a three piece suite comprising a WC, wash hand basin, and Bristan shower. There is also a heated ladder style towel rail/ radiator , light and shaver point and a Manrose extractor fan.
Bedroom 6 10′ 9" x 5′ 11" (3.29m x 1.82m) Currently providing additional storage space, this single room has previously been used on occasion as additional guest accommodation, perfect for families or visitors. With a wash hand basin, Velux and a radiator.
The Cottage Also known as Knipe Cottage, this self-contained ground floor wing could serve as a self contained holiday let or owners accommodation if desired, but is currently let as part of the bed and breakfast business.
Kitchenette 11′ 11" x 8′ 7" (3.64m x 2.63m) A lovely light welcoming yet compact room includes wall and base units having complimentary work surfaces and an integrated sink unit. With appliances including an under the counter fridge, microwave and Premi Grill.
Bedroom 11′ 11" x 6′ 6" (3.64m x 2.00m) A spacious room, which can be presented as either a super king size double or a twin as required, and having a radiator and private external door.
Sitting Room 11′ 3" x 7′ 0" (3.43m x 2.15m) With space to sit and relax, and having a radiator for those cooler evenings.
Shower Room Having tiled walls and a three piece suite comprising a WC, pedestal wash hand basin, and Mira shower within a glazed unit. With integrated storage, a heated ladder style towel rail/ radiator, shaver point, extractor fan and a Rointe electric wall heater.
Outside To the rear of the property is parking for up to 5 cars if carefully handled, and a canopy porch over the private entrance to The Cottage/ Knipe Cottage. There is an additional 6th space to the side.
There is a flagged patio seating area in which to relax and enjoy the fell views, and a raised bed with established plants and shrubs.
Also having a shed ideal for storing garden equipment, in addition to a timber shed (2.8m x 2.36m) which benefits from having both power and light, perfect for laundry use.
Tenure Leasehold – There are two leases for the property, each for 12 year terms from 2016. The rent is £19,200 pa. The Landlord is a local Charitable Trust and is responsible for repair of the main structure of the building. Copies of the leases are available from our Ambleside Office.
Services This property is connected to mains electricity, gas, water and drainage.
Business Rates/ Council Tax Rateable value of £4,100 with the amount payable for 2019/20 being £1910.60. Small Business rate relief may be available.
Owners accommodation – Band A, South Lakeland District Council
Viewings Strictly by appointment with Hackney & Leigh Ambleside Office. Telephone 015394 32800
Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices.
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