Carnforth, Lancashire

FORD HOUSE

Starting life as a barn and dating back to 1719, the property was converted and sizably extended in 1975. The present owners purchased in 2018 and set about undertaking a programme of works to bring the structure and services up to date. This work included a new central heating boiler and radiators, new private drainage tank, a new wood burning stove in the sitting room, new PVC windows, a new sealed and insulated roof to the conservatory to enable all year round use, a degree of rewiring and a new consumer unit, installation of B4RN broadband and LPG for the kitchen hob. In the garden they’ve built the decks to create seating areas and finally, they’ve fitted a camera to a bird box so they can watch the comings and goings on a screen set up in the conservatory – quite possibly not an essential upgrade but one that brings a tremendous amount of pleasure on a daily basis and reinforces the unique setting of this riverside home!

Accommodation comprises a glazed porch, hallway and cloakroom/utility room. Dining kitchen with pantry, conservatory and a large reception room offering space for both seating and formal dining. On the first floor is a second sitting room, master bedroom with ensuite shower room, dressing room and hobbies room/office. Completing the picture are the second double bedroom, two single bedrooms and a house bathroom.

Outside is a garage, wood store, tool store/workshop and a shed/hen hut. The main garden is well stocked and established and lies to the east of the house bordered by the River Keer. There are two seating decks, lawns and an orchard as well as good private parking space.

We were initially attracted by the seclusion and peace of the setting whilst at the same time being really handy for the motorway - we fell in love with it in about 30 seconds! We could just imagine our children and grandchildren enjoying messing about in the river and they have done just that. It’s what we’ll miss most when we move. It’s been a great family house.”

Location

Setting and views are everything at Ford House – there is a ford and quaint pack horse bridge (dating back to 1740) across the River Keer which forms the boundary (and offers riparian fishing rights; the vendors report it being stocked with brown trout and crayfish), an unrivalled aspect to the majestic Victorian viaduct built to carry the Midland and Furness railway (the line was finished in 1830) and up river there is a view of the bridge carrying the Lancaster Canal (built in 1797 by John Rennie). This is a lovely rural spot but isn’t in the least isolated. The village of Capernwray is small and scattered and lies almost midway between the Lakeland market town of Kendal to the north and the Georgian city of Lancaster to the south. The small town of Carnforth lies to the south west and is handy for everyday needs. Capernwray itself offers a church, open water swimming, diving and cafe at Jackdaw Quarry and an indoor swimming pool that is open to the public at Capernwray Hall, a Grade II* listed building and former country house, now run as a Christian Bible school and holiday centre. If you love being outdoors and having access to countless routes for walking, running and cycling, then this is a great spot. You can stretch your legs across fields, on lanes and along the canal path.

We can walk straight out from here with the dogs, there’s no need for the car or even a lead. We look at the train timetable and keep an eye out for the steam trains, the Pullman carriages are a lovely sight with their table lamps lit in every window.”

Step inside

Ford House has plenty of personality as a house. Throughout the property there are tongue and groove boarded doors, quarry tiled window cills, exposed beams and lintels over windows and on the upper floors, exposed roof trusses as well.

Upon arrival, the porch is glazed and has space for the essentials of outdoor living to be stored, much needed for life in the country. The Inner hall has space for coats to hang, a bench with shoe storage under and an engineered oak floor. The flooring continues into the dining area of the kitchen with hard wearing quarry tiles in front of the units themselves. By the vendors’ own admission they hadn’t got round to replacing the kitchen and whilst it’s completely serviceable, it’s probably due for new fittings. There’s a Hotpoint four ring gas hob with a fan and light over, Belling double oven and a Hotpoint dishwasher. Off the kitchen is an extremely useful traditional shelved pantry providing excellent storage. Double opening glazed doors open to the conservatory, with a tiled slate floor this is a super sunny space, surrounded by the garden you feel surrounded by nature. The conservatory enjoys the morning sun and the front of the house then basks in sunshine all afternoon and early evening. A door leads out to the connected decks providing easy access if you wanted to dine outdoors in the warmer months.

The main reception room is atmospheric with windows along one wall looking out to the field opposite and up to the high arches of the viaduct. With a seating area at the far end, focused around the wood burning stove with traditional high mantle and stone flag hearth there is plenty of room at the other for formal dining. If you like to host and have people over then this room is sure to appeal; the vendors say it has been a great room for family get together and parties. There’s a tiled floor, an exposed stone wall and a door to an enclosed set of stairs rising to the first floor.

Finally on the ground floor there’s a combined utility room/cloakroom with store cupboard, loo, vanity room, Candy washing machine and Beko tumble drier.

The stairs alight to an open plan characterful second sitting room with a ceiling rising high into the apex of the roof with exposed timbers and super views out to the viaduct. This is a space for lounging, watching films, listening to music and reading. There are a couple of lower level roof trusses so it’s a case of duck or grouse!

The landing opens to a larger inner hall, a good square space with viaduct views and room for furniture. Sharing the outlook to the viaduct is the master bedroom – we’re reliably told that lying in bed with a cup of tea and watching the steam train pass by is one of life’s treats! Another room of character as the ceiling rises to the roof apex with exposed timbers. Off the bedroom is an ensuite shower room with a lovely view down the river. There’s a large shower cubicle, vanity unit, loo and large illuminated mirror. Through the shower room there’s a walk though dressing room with fitted wardrobes. It’s through again here to a versatile room – in its time it’s been an office and also a sewing room, but it would suit any hobby benefiting from dedicated space or even as an occasional overflow bedroom. If you wanted the room to a permanent fifth bedroom (it would make a good double with a view of the river) it would be possible to reconfigure the layout to provide separate access. Three further bedrooms (one double and two singles) all have either viaduct or river views – there’s really not a bad view in the whole house. The house bathroom has a bath with shower attachment over, pedestal wash basin and loo. Cottage style, there is painted boarding to dado height.

In summer we love the conservatory, the view of the garden and the visiting wildlife is great. In winter we enjoy the sitting room, with the stove lit it’s a lovely cosy room; great at Christmas and when we have a houseful.”

Step outside

The vehicular entrance to Ford House is gated with remote control access. The wooden gate opens to a good sized hardstanding area with parking and turning space for several cars, there’s room for another car on the lane against the westerly elevation.

There are two decks, one riverside, the other leading out from the conservatory. Both make great places to sit, the one near the conservatory is preferred for eating outdoors as it is nearest the kitchen, the riverside one especially is a favourite spot on a summer’s evening with a glass of something chilled. Sitting here with the sound of the river, watching the birds ducking and diving along the river and gazing up at the viaduct (especially if a steam train happens to be passing) is a treat to behold. How inviting does that sound?

The garage has an electric up and over door, power, light and water. There’s a connecting door to the wood store which also has a stable door to the front.

The lean-to outhouse is double glazed and has power and light and makes a useful store or workshop.

In the orchard there are both cooking and eating apple trees and a healthy rhubarb patch. There’s a shed here with an attached covered open sided store, a former hen hut and run. This could be reinstated if you fancy your own supply of eggs and like the idea of chickens free range in the orchard. A bench at the top of the orchard makes a lovely spot for a morning coffee.

The garden was largely created by the previous owners who were keen gardeners; they stocked it with a wide variety of trees, flowering shrubs, herbaceous plants and bulbs. Spring starts with a show of bulbs leading off with snowdrops, daffodils and tulips as well as the less common snake’s-head fritillary and hellebores following through to bluebells and wild garlic.

Externally are sensor lights and power points.

The sound of the river is soothing and provides the audible backdrop to life in the garden along with the bird song. It’s also a major draw for the visiting wildlife which has provided much joy for the owners and their visitors – their binoculars are always to hand. On a warm day, cooling off with a paddle has proved popular with the vendors’ family and also the dogs.

Being surrounded by nature we’re really aware of the changing seasons living here. Spring and early summer are our favourites; in June the garden really explodes with colour, it was largely planted by the previous owners who were very keen gardeners and so we’ve really had the benefit of their planning and hard work. The lower deck is probably our favourite part of the garden, by the river, bird watching. We regularly see dippers, all sorts of wagtails and even kingfishers.”

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 03.05.2023

FURTHER INFORMATION

On the road

M6 J35 2.5 miles

Lancaster 9.5 miles

Kirkby Lonsdale 10.1 miles

Kendal 17.8 miles

Manchester 62.3 miles

Manchester airport 69.3 miles

The above journey distances are for approximate guidance only and have been sourced from the fastest route on the AA website from the property postcode.

Rail Journeys

Based on approximate direct train journey durations from Lancaster train station. Train service durations vary, please check nationalrail. co.uk for further details.

Services

Mains electricity and water

Drainage to a private treatment plant. Oil fired central heating. LPG for the kitchen hob only.

Schools

Primary

Over Kellet, Nether Kellet, Kirkby Lonsdale and Carnforth

Secondary

Carnforth, Kirkby Lonsdale several in Lancaster including the Royal Grammar Schools

57mins 2hr, 30mins

Manchester (Piccadilly) London (Euston) 2hr, 17mins Edinburgh

Local Authority

Broadband provider is B4RN (Broadband for the Rural North) www.B4RN.org.uk. Security alarm.

Directions

Use Sat Nav LA6 1AD with reference to the directions below:

Leaving the M6 at Junction 35 follow signs for Over Kellet/Kirkby Lonsdale taking the B6254. Upon reaching the village of Over Kellet bear left at the village green onto Capernwray Road and drive out into the country. You will shortly pass Capernwray Diving Centre on the right, continue until you see New England Farm on the left and turn left immediately before it. The lane forks after 50 yards, bear left and cross the bridge over the Lancaster Canal. Turn first right after another 50 yards onto the unmade lane. Continue to the end, you’ll reach the River Keer where there is a ford and also a pack horse bridge… you’ve arrived. Ford House is the second, and last, property on the right. The gated entrance is after the house.

Lancaster City Council

Local leisure activities

Open water swimming and diving centre at Jackdaw Quarry, Capernwray

Swimming pool at Capernwray Hall

RSPB Leighton Moss

Sizergh Castle (National Trust)and Levens Hall

Local eateries

Red Well Country Inn, Arkholme

Longlands Inn, Tewitfield

The New Inn, Yealand

The Plough, Lupton

Great walks nearby

Along Lancaster Canal into Lancaster or to the Longlands Inn

There are many routes in the same area (make sure to take your binoculars as there is so much wildlife to be seen)

Included in the sale

Fitted carpets

Curtains

Curtain poles

Blinds

Light fittings

Integral kitchen appliances as described.

Guide price £620,000

Council tax band - F

Tenure - Freehold

FINE & COUNTRY

Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Australia, Egypt, France, Hungary, Italy, Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West Africa we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentationleading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.