Flat 9

Location:
Broomriggs is delightfully located in tranquil surroundings and can be approached either from the South via the Ferry over Lake Windermere or from Hawkshead to the North.
 
From the Windermere Ferry, proceed North on the B5285 and having travelled through Near Sawrey and passing Hill Top (Miss Potters House), Esthwaite Water will then be seen on the left hand side and mid way along the entrance drive to Broomriggs is found signposted on the right hand side (being a total of 2.3 miles from the Ferry).
 
Alternatively from Hawkshead, leave South on the B5285 signposted for Sawrey and Windermere via Ferry and travel for approximately 1 mile until the driveway for Broomriggs is then found on your left.
 
The approach driveway is magnificent in every season making a splendid approach to this elevated and attractive building.
 
There is ample car parking provision to the front and side of the building and No.5 is located on the Ground Floor overlooking the Lake and is accessed at the rear having passed around the beech hedge to the left hand side of this impressive building. Proceed through the arched doorway and a white unmarked door on your right gives access to the communal Hallway.
 
Description
Literary Connections
 
Built in approximately 1900 by Thomas Thornely, Master of Trinity House, Cambridge and a friend of John Ruskin, the great author,artist and reformer who died that year, this attractive and impressive building has undergone significant though sympathetic alteration over the years. One thing which will not have changed however are the superb grounds and indeed the magnificent views which will have been appreciated back in the early 1900's when Beatrix Potter, the cousin of Thomas Thornely's wife Mabel, used to visit. Miss Potter was a close neighbour, having purchased Hilltop in Near Sawrey in 1905, partly funded by the proceeds of 'The Tales of Peter Rabbit'.
 
Jeremy Fisher
 
It is rumoured that Moss Eccles Tarn, just above Broomriggs to the east, where water lily's still grow in profusion was the inspirational location for the setting of Jeremy Fisher, one of Beatrix Potters subsequent popular books. Miss Potter indeed acquired part of the tarn herself at a later date, and who knows what other of her famous characters may have had their origins in the lovely grounds and countryside surrounding Broomriggs.
 
Peaceful beauty and dramatic scenery
 
Apartment 5 enjoys superb panoramic views westward over Esthwaite Water and the surrounding wooded slopes of Grizedale Forest although ones eyes is naturally drawn from this point to the higher fells dominating the north.
 
The communal grounds are a true delight with a stone paved patio area with seating immediately to the front of the apartment and a wonderful mix of natural and managed woodland interspersed with formal gardens within the 37 acres.
 
Quiet little pathways lead through the woodland and afford beautiful views and for the young at heart there is also a badminton or 'soft tennis' court laid out, a small potting green on the lower lawn and table tennis and swings area available in the upper lawn to the south of the building making this an ideal holiday retreat or letting proposition. For the more adventurous, boats are available to the residents in the grassed area of land fronting Esthwaite Water almost opposite the entrance driveway to Broomriggs.
 
The grounds are excellently maintained by a resident warden, which removes any management worries particularly for those who are not permanently resident as there is always somebody available on hand and on site to deal with any day to day matters as well as any midnight emergencies.
 
All in all, this is a wonderful opportunity to acquire a beautifully positioned ground floor apartment with superb views and which has been employed as a holiday let for many years which a number of guests returning year after year for reasons for which we are sure will become apparent upon viewing.
 
Accommodation: (with approx. dimensions)
 
Communal Hall Double radiator and store cupboard. **
 
Private Hallway Central heating thermostat.
 
Living Room/Kitchen 17'10" x 15'4" plus bay) (5.43m x 4.67m plus bay) A delightful dual aspect room with leaded light windows and a lovely bay at the front overlooking the Lake. There are wall and base units incorporating a stainless steel single drainer sink unit and complementary work surfaces. There are part tiled walls, a cooker hood and radiator.
 
Bedroom 1 15'0" x 11'9") (4.57m x 3.58m) This is a "King or Twin" bedroom , (two single beds converting to a 6ft double). There is a stunning view of the lake through the attractive 'leaded light' window which has a lovely deep sill. There is a fitted wardrobe and a dressing table and drawer unit.
 
Bedroom 2 10'6" x 9'8" (3.20m x 2.94m) Also a "King or Twin", it has a 'leaded light' window, deep windowsill, radiator and fitted wardrobe.
 
Bathroom with a three piece suite with a shower attachment to the bath, part tiled walls, heated towel rail and radiator. There are again 2 leaded light windows to this room.
 
Outside:
The communal grounds extend to something in the region of 37 acres of mixed woodland through which delightful paths meander in company with a small but energetic beck. There are also more formal garden areas, all neatly tended and well stocked with a variety of mature shrubs and trees. There are a range of facilities available for family entertainment including not only a marked out badminton court but also a small putting green and down at the Lakeshore, rowing boats are available to the residents of Broomriggs. The Lakeshore land is delightfully fringed with trees and also provides a lovely setting for watching the sunset on quiet summer evenings or enjoying a family barbeque.
 
Services:
Mains water and electricity are connected. Shared oil fired central heating system serves the entire building with each flat being thermostatically controlled. Shared drainage to septic tank.
 
Business Rates:
The property has a Rateable Value of £2,650 with the amount payable for the year 2007/2008 being £1,168.65. (We understand that the current owners enjoy a 50% Small Business Rebate which we understand is intended to continue until March 2010.
 
Tenure:
The property is held at a perppercorn rent on the residue of a 999 year lease, originally dated May 18th 1978. Broomriggs is divided into eleven flats, ten are privately owned, the eleventh is owned by Broomriggs Flats (Hawkshead) limited which also owns and manages the extensive grounds and the beautiful building. Broomrigg Flats (Hawkshead) Limited is in turn owned, in equal shares, by the ten private flat owners, with each flat having a seat on the board.

Management

A Resident warden, who lives in the eleventh flat, maintains the estate. His duties range from nurturing the natural woodland (which provides a home to a wide variety of plant and wildlife) and managing the extensive formal and informal gardens, (which has quite sufficient to challenge even experts); to maintaining the fabric of one of Lakelands most elegant buildings.

Over and above keeping the grounds in excellent condition, the warden also gives great peace of mind to the owners by providing on site security and minor maintenance for all of the flats, as well as dealing promtly with any issues which may arise in any one of them.

Owners really can "lock up and leave", feeling safe and secure.

Letting Economics

The income from as little as 6 or 7 months letting generally covers the day to day cost of letting. This includes a share in the company's management costs (ie warden, buildings insurance, central and water heating etc) and other necessary costs (council tax, - benefitting from a 50% small Business rebate - utilities, TV etc).

Over the last three years Broomriggs has been extensively upgraded (eg resurfacing the drive, repainting the exterior, rewiring throughout to meet new lesislation requirements, redecorating and recarpeting the common hallways and changes to meet revised fire regulations for example).

As a result the new owner is unlikely to have any major new costs for quite some time. The flat iself has also had new carpets and a dishwasher installed.

Viewing:
Strictly by appointment with Hackney & Leigh, Ambleside. Telephone: 015394 32800.
 
Please Note:** As the property is currently holiday let, viewings may be restricted to Saturday changeover times.