Bookwell House, Egremont, CA22 2LT

Standing proudly in an elevated position just off the main street in Egremont, Bookwell House is an impressive detached family home offering generous accommodation, extensive gardens and exceptional versatility.

Whilst requiring some modernisation, the property is ideally located for town amenities, well regarded Bookwell Primary School and the Academy, combining everyday convenience with a sense of privacy and prominence rarely found so close to the heart of the town.

The home has been in the same ownership for many years and has undergone significant extension in recent times, most notably the addition of a double garage and a striking 13m x 4.5m family room extending from the kitchen.

This impressive space features a pitched ceiling and a stylish log burner, creating a fantastic hub for family living and entertaining.

Due to its proximity to the ground floor shower room and garage (which offers further conversion potential), this area could also lend itself to becoming a self-contained annex for a dependent relative, if required.

The original house provides three substantial reception rooms to the ground floor along with access to a useful cellar.

To the first floor, there are three well-proportioned double bedrooms and a family bathroom, while above, three generous attic rooms offer excellent flexibility.

Externally, Bookwell House occupies an extensive plot with gardens surrounding the property, offering space, privacy and opportunity.

Gated access from the road leads to a private driveway, enhancing the sense of arrival and exclusivity.

Overall, this is a wonderful opportunity for families to acquire a substantial home with character, space and scope to truly make it their own.

EPC Rating: D Entrance Porch   Approached via double upvc entrance doors. Traditional wooden entrance door leads to the hallway.

Hallway   Original cornicing and corbels, stairs lead to the first floor with large understairs storage cupboard. Radiator, dado rails, doors to accommodation and some exposed parquet flooring.

Reception Room 1   5.61m x 3.59m Large reception room with attractive bay window to front elevation, Electric fire set in traditional surround, coving, picture rail and radiator.

Reception Room 2   4.98m x 3.35m Large reception room located to the front of the property with views from the aby window over the property's grounds, traditional fireplace, coved ceiling and original ceiling rose, radiator and wood effect flooring.

Reception Room 3   4.86m x 3.19m Coved ceiling with original meat hooks, gas fire set in traditional surround, door leading out to the gated driveway at the rear of the property, access to the cellar, radiator and window to rear.

Kitchen/Family Room - Potential Annex   4.46m x 12.98m A recent addition to the property, this large open plan family room, which offers access to a ground floor shower room and the garage offers excellent potential to be used as a self contained annex for a dependent relative.

The kitchen itself is fitted with range of matching wooden wall and base units with contrasting worksurfacing and splashbacks.

Stainless steel sink and drainer unit, electric oven and gas hob with extractor over. The roo itself is flooded with natural light with pitched ceiling, velux rooflights and multiple window.

Patio doors lead out to the gardens, and access from here to the garage and ground floor shower room.

Inner Hallway   Access to shower room and garage Shower Room   1.09m x 2.72m Fitted with close coupled w.c, wash hadn basin set on vanity unit and pvc panelled shower enclosure with mains shower.

Velux rooflight. First Floor Landing   Striking staircase with original ballustrades lead via a half landing with arched window to the first floor landing.

Stairs continue on to the attic room, with doors to bedrooms and family bathroom.

Bedroom 1   4.97m x 4.96m Large principal bedroom with original cornicing and fireplace, 2 large windows to front elevation.

Bedroom 2   4.58m x 3.63m Original features including fireplace.

Bedroom 3   4.2m x 3.53m Family Bathroom   2.78m x 2.76m Fitted with 3 piece suite comprising concealed cistern w.c and wash hand basin on vanity unit, wood panelled bath with shower over, storage cupboard and obscured window.

Attic Room 1   4.04m x 2.83m Attic Room 2   4.04m x 2.85m Attic Room 3   4.03m x 2.9m Services   Mains gas, electricity, water & drainage.

Gas central heating and double glazing installed throughout.

Please note: measurements are approximate so may reflect the maximum dimensions and the mention of any appliances/services within these particulars does not imply that they are in full and efficient working order Directions   The property can be located using either CA22 2LT or What3words///crumbles.dusts.enigma Referral Fee Disclosure   PFK works with preferred providers for services relating to buying or selling property.

These providers offer competitive pricing, but you are under no obligation to use them and are free to choose alternatives.

If you do use these services, PFK may receive a referral fee as follows (all figures include VAT): • Conveyancing (Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd): £120 to £210 per completed sale or purchase.

• Auction – If you decide to sell your property via Auction House Cumbria following our introduction, the average referral fee earned for 2025 was £2,398 and is dependent on the final sale price.

• Financial Services (Emma Harrison Financial Services): average referral fee of £221 in 2024 for arranging mortgages, insurance, and related products.

• EPC and Floorplans (M & G EPCs Ltd): £35 for EPC & Floorplan, £24 for EPC only, £6 for Floorplan only. • Anti-Money Laundering (AML) Checks (via Landmark): between £8.50 and £15.50.

Estate Agents Act 1979   Please be advised the seller is related to an employee of PFK Estate Agents Garden   The property boasts a substantial plot with beautifully established wrap-around gardens, predominantly laid to lawn and framed by mature trees and hedging that provide an excellent degree of privacy.

A lovely elevated patio area to the rear creates the perfect spot for outdoor dining and entertaining Parking - Driveway   Gated access leads to a private driveway to the rear of the property.

Parking - Double garage   The property boasts an integral double garage.