Loweswater, Cockermouth


Guide price

  • Bedrooms: 3
Oakbank Farmhouse is the original and traditional house of the farm stead which has been extended to provide a spectacular master bedroom with en-suite facilities, a large open living area, an enormous kitchen area (that could also be used as a Granny Flat ), two/three additional bedrooms all creating a large family home. The original building has been refurbished with a new roof, new chimneys, and new ground floors. There is an enclosed kitchen garden to the front and a spacious rear garden accessed through a shared archway. There is a shared vehicular access at the bottom of the rear garden.

Further Information


The Farmhouse is part of the Oakbank Development which is set in a remarkable and desirable

location within the Lorton Vale, with wonderful views towards Grasmoor and Grisedale Pike to the

east, down the valley to Crummock Water and Buttermere in the south and the Loweswater and

Fellbarrow range to the west. The hamlet of Oakbank consists of 7 houses, 5 of which are being

developed by a sympathetic local developer who is bringing to life the range of traditional

buildings that help make up Oakbank. It will be a delightful place to live. The properties sit on generous plots providing a fantastic opportunity to escape to, and work in, a rural idyll in the Lake District yet within easy reach of all amenities in the towns of Cockermouth and Keswick.


There is a private drive from the public road through mature gardens. There is ample space for parking. The picturesque position in the hamlet of Oakbank offers uninterrupted views of the surrounding countryside. There is an opportunity to purchase additional farmland neighbouring the property.


Oakbank Development lies within the Lake District National Park in Lorton Vale, south east of the

popular market town of Cockermouth and close to the village of Lorton. It is surrounded by some of

the most spectacular mountains in the Lake District such as Grasmoor and Grisedale Pike. Loweswater

and Crummock Water are two miles to the south. Keswick is easily reached via Whinlatter Pass, with

its fine viewpoints, fabulous walking trails and world class mountain biking. The A66 at Keswick

continues east to Penrith and the M6 motorway.

Lorton Village has a village shop, primary school, 12?? century church, tennis club and

award-winning public house. An historic public house The Kirkstile Inn is situated within easy

walking distance. The properties are also very well located to an abundance of amenities being only

15 minutes to the historic market town of Cockermouth. There are primary and secondary schools in


The A595 provides easy access to Carlisle, the M6, south to west Cumbria and the Solway coast. The

railway stations at both Carlisle and Penrith provide regular main line services to both the north

and south, London is only 3 hours away.


Oakbank Farmhouse

Exchange of conditional contracts will be required as soon as a price is agreed with a Purchaser.

Legal completion will occur only if by the long-stop date June 30?? 2021 the vendor has

delivered to the purchaser an Architects Certificate to the effect that the works specified below

and not completed at contract have been completed.

Landscaping and fencing will be dealt with separately with a different long-stop date and failure

to complete the landscaping work will not prevent legal completion from occurring. If the

landscaping work has not been completed by the legal completion, then the Purchaser can

retain an amount until a long-stop date September 30?? 2021. If the work is completed by the

long-stop date by reference to an Architects Certificate, the payment is released. If it is not,

then the Purchaser will retain the landscape retention amount and that is the end. A note of the

landscape retention works, and amounts are also referred to below.

Works to be done prior to legal completion:

(i) Ground floors (living area and kitchen will have pipes in floor for underfloor heating).

(ii) Extension built as per the plan, slated and with rooflights as per planning.

(iii) Roof to be re-slated (other than Welsh slated area).

(iv) Windows and doors to be fitted in the extension in the style approved by LDNPA.

(v) Utility connections (sewerage, rainwater, mains water and electricity) to have been

provided to the property.

(vi) Internal door openings created.

(vii) Underground oil tank.


The retention amount is GBP25,000 and is to cover:

(i) A general levelling following the contours of the land and a covering of topsoil. Estate

style fencing/sheep proof farm fencing as marked on the boundary plan.

(ii) A small patio will be laid as marked.

(iii) The front courtyard will be finished with Honister slate chippings. Low wall as marked.

(iv) Trees agreed with planners will be planted.

Rear Track

Will be resurfaced; will be owned by the Farmhouse.

The Farmhouse will have a right of access over it (including vehicular) and will have an equal

share (one fifth) to contribute to upkeep.

Front track (other than entrance)

Will be owned by the Farmhouse. The Farmhouse will have a right of access over it and will have an

equal share (one seventh) to contribute to upkeep.

Communal Septic System

It will be owned by the Farmhouse and the electricity supply will be via the Farmhouse and paid for

by the Farmhouse. The Farmhouse will have a right to use and an equal share (one fifth)

obligation to contribute to operation and maintenance and ultimately replacement.

Additional Restrictions/Covenants for all 5 Properties

(i) No caravans etc.

(ii) No trade vehicles.

(iii) Visitor parking (limited and temporary).

(iv) Bin Area maintenance etc (one fifth share).

(v) Compliance with all Planning Approval requirements and retention/maintenance/replacement

of any bat boxes on the property.

NB. All properties have mutually beneficial wires/pipes easements that all also benefit Oakbank

Farm (Loweswater) Property Limited and all neighbouring land.

A lawyer at a completely independent law firm is available to facilitate transactions and

Purchasers are encouraged to use that lawyer. The lawyer is from Butterworths. To reflect the

efficiencies this will give rise to the Vendor will meet up to GBP1,000

of a Purchaser s legal expenses if this lawyer is used for a purchase of the property.


Whilst every care has been taken in the preparation of these particulars, all interested parties should note:

1.The description and photographs are for guidance only and are not a complete representation of the property. Photographs were taken June 2020.

2.Plans are not to scale, are for guidance only and do not form part of a contract.

3.Services and appliances referred to have not been tested and cannot be verified as being in working order.

4.No survey of any part of the property has been carried out by the Vendor or the Sole Selling Agent.

5.All measurements have been taken using the following: Ordnance Survey data; the RPA Rural Land Registry maps; Promap mapping software; from scaled plans and by tape measure and therefore may be subject to a small margin of error.

6.Only those items referred to in the text of these particulars are included.

7.Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within subsequent written agreement. These particulars do not form, not form any part of, any offer of contract. Any contract relating to the sale of the property shall only be capable of being entered into by the Vendor's solicitor.

8.These particulars have been prepared in good faith and in accordance with the Consumer Protection from Unfair Trading Regulations 2008 to give a fair overall view of the property, but neither Mitchell's Auction Company Ltd nor the Vendor accepts any responsibility for any error that they may contain, however caused. Any intending purchaser must therefore satisfy himself by inspection or otherwise as to their correctness.

9.Neither Mitchell's Auction Company Ltd OR Grisdales Ltd nor any of their employees has any authority to make or give further representation or warranty in relation to the property.

10.Some of the images used are artists impressions and may not represent the property in it's current condition.

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Grisdales (Whitehaven)

46/47 King Street, Whitehaven, Cumbria

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