Hoff Lodge originally built as a shooting lodge for Lord Hothfield and has retained an abundance of exquisite period features throughout, including solid oak doors and window surrounds, beautiful brass door plates and cast-iron radiators. This spacious family home has six bedrooms, three bathrooms, four receptions rooms plus an impressive, detached coach house with development potential. Hoff Lodge is a uniquely located country retreat sitting between both the Lake District and Yorkshire Dales National Parks, with the picturesque market town of Appleby just a few miles away.

INSIDE

A sweeping tree lined driveway leads up to the residence, which has a striking period façade and stone mullion windows on all sides. A grand, arched front entrance opens into a magnificent hall with a welcoming open fire and beautiful oak Arts & Craft fireplace with gun rack. This charming space also has original parquet flooring, exposed beams and solid oak panelled staircase.

At the front of the property are two large reception rooms, both with unspoilt views across the grounds and hills beyond. The drawing room has a woodburning stove with full wall oak surround and glazed doors opening into the adjoining morning sunroom. The spacious dining room has an original oak fireplace and opens into an evening sunroom, with French door out onto the garden. At the rear of the ground floor are two flexible use reception rooms both with delightful fireplaces which presently serve as a living room/study and breakfast room. The property benefits from Defra approved wood burning stoves with the wood being sourced from the property’s own private woodland.

The kitchen is fitted with locally handmade solid oak cabinetry with central island/breakfast bar, five oven Aga, an induction hob with separate oven and grill. The adjoining rear entrance hall offers additional kitchen space with a number of built in cupboards and could be adapted to make a large dining kitchen. The ground floor is completed by a boot room, shower room and access down to the cellar with storeroom and utility.

The grand central staircase leads to the first floor landing with wonderful stained glass ceiling panels plus loft space. Off the landing are six bedrooms, with four having ornate fireplaces and the front bedrooms having far reaching views. A number of bedrooms have built in cupboards with a walk-in wardrobe off the landing. There are two bathrooms on the first floor, one recently renovated with period William Morris wallpaper and a large shower, the other with freestanding roll top bath.

OUTSIDE

Set back from the main house is a large attractive coach house with a number of store rooms, workshops and garages, with new custom made hardwood doors and windows. At the centre is a generous room with cast-iron range, adjoining WC and ladder to a first floor boarded space. This flexible use building has excellent development potential and could serve as multi-generational accommodation or home business space. There was (now lapsed) planning permission to convert part of the outbuilding to a holiday let or ancillary accommodation.

Hoff Lodge sits on a wonderful, elevated plot of over 5 acres and is surrounded by open countryside and fell views. A treelined driveway leads through the grounds to the property, with two large gravel parking areas. There is an extensive lawn garden at the front of the lodge and a west facing rear lawn garden with patio seating area and fountain. Mature trees and woodland on the edge of the grounds, offering privacy and attracting wildlife, including red squirrels. In addition the current owners have created a large organic vegetable garden with raised beds. There is also an EV charging point for an electric car. The current owners own a share of the land surrounding the property to ensure this can’t be built on in the future.

LODGES

Hoff Lodge and the lodges are on two separate title deeds. Within the grounds of Hoff Lodge there are 5 leased wooden lodges. The owners of Hoff lodge own the freehold for the land on which the lodges sit and the lodges are all leasehold. The leaseholders of these lodges each pay an annual service charge to Hoff Lodge and have a separate parking area to the left of the main driveway, allowing the main grounds of Hoff lodge to be completely private. There is a restriction on their use, and these lodges are only allowed to be used as second homes and cannot be sublet. The lodges have their own septic tank and are serviced independently. There is a 6th freehold lodge included in the sale, although it is currently derelict and would need renovation work before it could be used.

LOCATION

This hidden country retreat is on the outskirts of the hamlet of Hoff with country inn and only two miles from the picturesque market town of Appleby. The town has excellent amenities, including schools, restaurants, shops, leisure centre and Settle-Carlisle line railway station with direct trains to Leeds and Carlisle. There is a wealth of country pursuits on the doorstep including horse riding, River Eden fishing and superb walks in the nearby Pennine AONB, Lake District and Yorkshire Dales National Parks. Hoff Lodge is just a few miles from the A66 offering easy access to Penrith with West Coast Main Line station and M6 motorway junction.

The historic town of Appleby-in-Westmorland, set on the banks of the picturesque River Eden. The wide main street is said to be one of the finest in England with entrance to Appleby Castle at one end. Guided tours and afternoon tea are available at the castle, once home to Lady Anne Clifford.

DIRECTIONS

What3Words: hardback.condense.violin
Address: Hoff Lodge, Hoff, Appleby-in-Westmorland, CA16 6TD
Directions: From Penrith take the A66 to Appleby and follow the signs into the town, turning right over the bridge. Follow the road through the town, passing Appleby Castle on the left and head out of Appleby. Continue through Burrells and past the New Inn at Hoff. Around 200m after the pub take the first right onto the farm track heading to Barwise Hall. Follow this track and take the Left-hand turn at the fork. The entrance to Hoff Lodge is 20 yards on the right-hand side.

SERVICES - for Hoff Lodge
Mains electricity and water. Oil fired central heating. Boiler, Firebird Enviromax, serviced in the last 12 months. Septic tank drainage (in full working order but is unlikely to comply with current binding regulations). Loft fully boarded with lighting. Fibre broadband connection. Current broadband provider BT. There is a pending gigabit broadband connection, plans approved but connection date still to be confirmed. Mobile signal average. Landline at property not currently in use. There is also an EV charging point for an electric car.
The current owners own a share of the land surrounding the property to ensure this can’t be built on in the future, which is included in the sale.
Local Authority Westmorland & Furness Council - Council Tax band G. EPC Band F.

SERVICES - for Lodges

Mains water and electric, utilities are the responsibility of the leaseholders. Hoff Lodge and the lodges are on two separate title deeds.

Viewings: Strictly by appointment through the sole selling agents Fine & Country Cumbria. Tel 01228 583109

Offers: Offers should be submitted to the selling agents Fine & Country Cumbria. The owner reserves the right to sell at any time and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to register their interest with the selling agents.

Tenure and Possession: The Freehold title is offered for sale with vacant possession upon completion.

Matters of Title: The property is sold subject to all existing easements, burdens, reservations and wayleaves, including rights of access and rights of way whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied themselves as to the nature of such matters.

Money Laundering Obligations: In accordance with the Money Laundering Regulations 2017 the selling agents are required to verify the identity of the purchaser at the time an offer is accepted

Website and Social Media: Further details of this property as well as all others offered by Fine & Country are available to view on our website www.fineandcountry.co.uk. For updates and the latest properties like us on facebook.com/Fine & Country Cumbria and Instagram on @fineandcountrycumbria

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