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Property Overview: Welcome to Meadowcroft Guest House, a delightful retreat in the picturesque village of Ings, right in the heart of the stunning Lake District. This charming property offers a unique opportunity to own a thriving guest house business, perfectly positioned to capture the essence of the English countryside.

Meadowcroft is in the small hamlet of Ings, adjoining the petrol service station and Ings church with the village hall and the well renowned Watermill Inn nearby.

Situated within 2 miles of Windermere with pleasant open outlook over the road to open fields.

Originally built in the 1930’s with roughcast elevations under a slated roof in the traditional Lakeland manner, Meadowcroft was substantially extended in 1986 and refurbished with 10 en suite bedrooms created together with the fine dining room and commercial kitchen etc. Now offered in good order with fantastic owners accommodation, gas central heating, dual hot water system and in clean decorative order throughout.

As you approach Meadowcroft, the property has off road parking, ensuring convenience for both guests and owners alike.

Meadowcroft Guest House is ideally located, with easy access to popular destinations such as Windermere and Ambleside. The surrounding area offers a wealth of outdoor activities, from hiking and cycling to water sports on Lake Windermere. Guests can also explore the local pubs and eateries, experiencing the warm hospitality of the Lake District.

Whether you’re looking to continue the successful guest house business or seeking a tranquil family home with income potential, Meadowcroft Guest House offers an exceptional opportunity. Embrace the charm of Ings and make this enchanting property your own.

Auctioneers Comments: Pattinson Auction are working in Partnership with the marketing agent on this online auction sale and are referred to below as ‘The Auctioneer’.

This auction lot is being sold either under conditional (Modern) or unconditional (Traditional) auction terms and overseen by the auctioneer in partnership with the marketing agent.

The property is available to be viewed strictly by appointment only via the Marketing Agent or The Auctioneer. Bids can be made via the Marketing Agents or via The Auctioneers website.

Please be aware that any enquiry, bid or viewing of the subject property will require your details being shared between both any marketing agent and The Auctioneer in order that all matters can be dealt with effectively.

The property is being sold via a transparent online auction.
In order to submit a bid upon any property being marketed by The Auctioneer, all bidders/buyers will be required to adhere to a verification of identity process in accordance with Anti Money Laundering procedures. Bids can be submitted at any time and from anywhere.
Our verification process is in place to ensure that AML procedure are carried out in accordance with the law.

The advertised price is commonly referred to as a ‘Starting Bid’ or ‘Guide Price’ and is accompanied by a ‘Reserve Price’. The ‘Reserve Price’ is confidential to the seller and the auctioneer and will typically be within a range above or below 10% of the ‘Guide Price’ / ‘Starting Bid’.
These prices are subject to change.

An auction can be closed at any time with the auctioneer permitting for the property (the lot) to be sold prior to the end of the auction.

A Legal Pack associated with this particular property is available to view upon request and contains details relevant to the legal documentation enabling all interested parties to make an informed decision prior to bidding. The Legal Pack will also outline the buyers’ obligations and sellers’ commitments. It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase.

Auctioneers Additional Comments
In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price of the property. The deposit will be a contribution to the purchase price. A non-refundable reservation fee up to 6% inc VAT (subject to a minimum which could be up to £7,200 inc VAT) is also required to be paid upon agreement of sale. The Reservation Fee is in addition to the agreed purchase price and consideration should be made by the purchaser in relation to any Stamp Duty Land Tax liability associated with overall purchase costs.

Both the Marketing Agent and The Auctioneer may believe necessary or beneficial to the customer to pass their details to third party service suppliers, from which a referral fee may be obtained. There is no requirement or indeed obligation to use these recommended suppliers or services.

Accommodation: (with approximate measurements)

Reception Entrance Porch

Inner Hallway

Dining Room 27′ 8" x 12′ 0" (8.43m x 3.66m) plus 12′ 3" x 10′ 5" (3.73m x 3.18m)

Owners Private Living Room 16′ 3" x 12′ 10" (4.95m x 3.91m)

Owners Private Bedroom 10′ 11" x 9′ 10" inlcuding wardrobe (3.33m x 3m)

Rear Hall

Rear Porch

Well Fitted Commercial Kitchen 21′ 3" max x 14′ 0" max (6.48m x 4.27m)

Office Area 8′ 6" x 8′ 0" (2.59m x 2.44m)

Walk-in Cold Room

Separate WC

Boiler Room

Letting Bedroom 1 15′ 7" x 13′ 2" inc. en-suite (4.75m x 4.01m)

Letting Bedroom 2 24′ 0" x 11′ 10" inc, en-suite (7.32m x 3.61m)

Return staircase from the Entrance Hall leads to First Floor

Wide Landing

Family Bedroom 3 12′ 4" x 11′ 10" plus en-suite (3.76m x 3.61m)

Double Bedroom 4 13′ 9" x 12′ 3" plus en-suite (4.19m x 3.73m)

Double Bedroom 5 12′ 1" x 9′ 4" plus en-suite (3.68m x 2.84m)

Guest Lounge 12′ 3" x 8′ 11" (3.73m x 2.72m)

Double Bedroom 7 12′ 1" x 9′ 4" plus en-suite (3.68m x 2.84m)

Double Bedroom 8 13′ 2" x 11′ 5" plus en-suite (4.01m x 3.48m)

Double Bedroom 9 11′ 10" x 11′ 7" plus en-suite (3.61m x 3.53m)

Staircase to Second Floor

Landing

Separate WC

Family Bedroom 10 16′ 6" x 11′ 6" (5.03m x 3.51m)

Private Bedroom 11 12′ 0" x 9′ 6" plus walk in wardrobe (3.66m x 2.9m) 10′ 5" x 6′ 0" (3.18m x 1.83m)

Double Bedroom 12 16′ 4" x 12′ 4" inc wardrobe (4.98m x 3.76m)

Outbuildings:

Store 12′ 8" x 3′ 11" (3.86m x 1.19m)

Store 12′ 4" x 8′ 2" (3.76m x 2.49m)

Store 8′ 3" x 6′ 3" (2.51m x 1.91m)

Property Information:

Services: Mains water, electricity and gas. New private water treatment plant installed in 2021 drainage nearby. Gas central heating installed, the property is partially double glazed.

Tenure: Freehold (Vacant possession upon completion).

Business Rates: Westmorland and Furness Council – Rateable value of £13,250 with the amount payable in the order of £6,492.50 for 2024/25. Small business rates may be applicable.

Energy Performance Certificate: The full Energy Performance Certificate is available on our website and also at any of our offices.

Viewings: Strictly by appointment with Hackney & Leigh.

What3Words: //nicely.hero.pointer

Notes: *Checked on https://www.openreach.com/ 14th March 2025 – not verified.

Mobile Coverage: EE & O2.

Anti-Money Laundering Regulations: Please note that when an offer is accepted on a property, we must follow government legislation and carry out identification checks on all buyers under the Anti-Money Laundering Regulations (AML). We use a specialist third-party company to carry out these checks at a charge of £42.67 (inc. VAT) per individual or £36.19 (incl. vat) per individual, if more than one person is involved in the purchase (provided all individuals pay in one transaction). The charge is non-refundable, and you will be unable to proceed with the purchase of the property until these checks have been completed. In the event the property is being purchased in the name of a company, the charge will be £120 (incl. vat).

Disclaimer: All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. *Broadband speeds estimated and checked by https://checker.ofcom.org.uk/en-gb/broadband-coverage on 14th March 2025.