Brookfield House, Warcop, Appleby-In-Westmorland, Cumbria

Accommodation in Brief
Lower Ground Floor
Basement | Storeroom

Ground Floor
Entrance Hall | Sitting Room | Dining Room | Kitchen/Diner| Cloakroom | Shower Room/WC | Office/Snug | Utility Room

First Floor
Five Bedrooms, Two with En Suites and Walk-In Wardrobes | Two Family Bathrooms

Outbuildings
Outdoor Pavilion with Sink | WC | Garden Shed

The Property
Set on the edge of Warcop in the Eden Valley, Brookfield House is a Grade II listed Victorian country house of classical restraint, distinguished by red sandstone quoins, tall sash windows and a slate roof. Approached between stone gate piers, a gravel drive curves to a broad forecourt where the calm, symmetrical elevation is framed by mature trees and neighbouring estate buildings. The south facing aspect takes in the gardens and paddock, with farmland stretching beyond. Built in the mid nineteenth century and carefully held, the house marries the quiet authority of its period with practical, well-planned living. Generous parking to the front and discreet ancillary spaces to the side ensure privacy and a clear sense of arrival from the moment you turn in.

Inside, the plan reads with Victorian poise. The reception hall runs from the front door to a tall rear sash, its painted timber panelling, deep skirtings and gracefully turned stair setting an assured first impression. To the right, the formal rooms follow in sequence. The sitting room draws steady southern light through a run of tall sashes and centres on a period fireplace with an ornate cast iron surround and decorative tile panels. The proportions suit everyday living and sociable evenings, with ample clear wall space for bookcases and substantial seating without crowding. Alongside, the neighbouring dining room is arranged for entertaining, well-proportioned and bright, its decorative cornicing and chandelier lending quiet formality. A second fireplace provides a natural focal point, and the room comfortably takes a long table for eight to ten with space for a sideboard and serving table.

To the left of the hall, a cloakroom sits alongside a separate ground floor shower room, ideal for returning walkers and overnight guests. A door leads through to the Office or Snug, a versatile day space overlooking the front lawn. From here, steps drop to the basement, providing cool, dry storage for wine and provisions.

The dining kitchen is arranged for confident cooking and relaxed hosting. Hand finished cabinetry in a soft heritage tone and Corian worktops define a broad island with breakfast seating, the Neff induction hob set flush to keep the line clean. Along one wall, integrated Miele appliances provide twin ovens with combi and steam functions, while the island houses two wine coolers. A rear utility with its own external door keeps laundry and household storage out of the way and has direct access to the terrace.

Upstairs, the principal bedroom is notably generous, its broad south facing window with working shutters drawing in soft light and leafy views, with comfortable space for seating or a dressing area. The en suite is smartly finished with large format tiling, a fitted vanity and a rainfall shower. Two further doubles share the same easy proportions and period character, tall windows, deep skirtings and original architraves, each bright and calm with outlooks over the grounds. A fourth double benefits from its own en suite shower room, useful for guests or an older child. The fifth room is smaller and works well as a nursery or study. Two additional family bathrooms serve the floor, one with a spa bath, the other with a traditional suite.

Externally
A gated gravel approach opens to generous driveway parking at the front. To the rear, a broad south facing terrace runs along the house and steps to a level lawn, edged by planting and framed by mature trees. The covered outdoor living area, with lighting and a sink, creates a convenient space for preparation and dining throughout the year. Set alongside are a gardener’s WC and a separate shed. Beyond lies an approximately 2.5 acre paddock with a wildlife pond and long views over surrounding farmland.

Agents notes
A covenant restricts building on part of the rear paddock.

Local Information
Warcop is a peaceful and historic village in the Eden Valley, set between the Lake District and the Yorkshire Dales. Known for attractive stone buildings, quiet lanes and a strong sense of community, it offers a quintessential rural setting with excellent walking, cycling and riding nearby. The village has a well regarded pub, The Chamley Arms, a primary school and a village hall.

Warcop sits very close to the A66, giving rapid access west to the M6 at Tebay or Penrith and east to the A1(M) at Scotch Corner. Appleby in Westmorland is close by for day to day amenities, independent shops and a railway station on the scenic Settle to Carlisle line. Kirkby Stephen provides further services, while Carlisle and Penrith are within easy reach by car and offer West Coast Main Line connections.

The surrounding countryside is rich in opportunity for outdoor pursuits. The recently opened Roof of England long distance walking route starts in Appleby. The Pennine Way and the Coast to Coast are both nearby, and the Howgill Fells are a short drive away. The Lake District and the Yorkshire Dales are each within about half an hour, with dramatic landscapes, watersports and popular hiking routes.

There are several good local primary and secondary schools in the area, along with access to independent schools in Penrith, Barnard Castle and Sedbergh.

Approximate Mileages
Bolton Village Centre 1.3 miles | Appleby-in-Westmorland 5.7 miles | Penrith 12.4 miles | M6 J38 (Tebay) 14.5 miles | Ullswater 17.7 miles | Kendal 26.8 miles | Keswick 28.3 miles | Carlisle 30.9 miles | Windermere 33.1 miles | A1 J53 (Scotch Corner) 41.5 miles

Services
Mains water, electricity and drainage. Oil central heating.

Tenure
Freehold

Council Tax
Band E

Wayleaves, Easements & Rights of Way
The property is being sold subject to all existing wayleaves, easements and rights of way, whether or not specified within the sales particulars.

Agents Note to Purchasers
We strive to ensure all property details are accurate, however, they are not to be relied upon as statements of representation or fact and do not constitute or form part of an offer or any contract. All measurements and floor plans have been prepared as a guide only. All services, systems and appliances listed in the details have not been tested by us and no guarantee is given to their operating ability or efficiency. Please be advised that some information may be awaiting vendor approval.

Submitting an Offer
Please note that all offers will require financial verification including mortgage agreement in principle, proof of deposit funds, proof of available cash and full chain details including selling agents and solicitors down the chain. To comply with Money Laundering Regulations, we require proof of identification from all buyers before acceptance letters are sent and solicitors can be instructed.

Disclaimer
The information displayed about this property comprises a property advertisement. Finest Properties strives to ensure all details are accurate; however, they do not constitute property particulars and should not be relied upon as statements of fact or representation. All information is provided and maintained by Finest Properties.

EPC Rating: E