The Rooms, 35 Church Road, FY8 5LL

A superb Boutique B & B with licensed café set in a fabulous double fronted period house. Situated in the Centre of Lytham, the property is arranged over three floors and has been renovated throughout. This thriving business has a ground floor café bar with double doors leading to a South facing patio, a full commercial kitchen with mangers en suite accommodation above and five double bedrooms - all with wall mounted flat screen televisions & quality en suite facilities. Further details and a viewing upon request. EPC rating: C. Tenure: Freehold,

Entrance Hall Imposing tiled hall leading to the café bar, lounge and first floor.

Cafe Bar 4.17m x 9.35m (13'8" x 30'8") Imposing tiled hall leading to the café bar, lounge and first floor.

Main Reception Room 4.88m x 4.17m (16'0" x 13'8") Lovely reception room with bi-fold doors leading to the rear garden. Open plan through to the kitchen kitchen

Cloakroom 2.44m x 2.08m (8'0" x 6'10") Ground floor cloakroom with wash hand basin and wc. Built in cupboards. Boiler and hot water systems

Kitchen 6.75m x 2.32m (22'2" x 7'7") Well appointed kitchen with tiled floor & fitted appliances, work tops and wall and floor units. Staircase leading to owners accommodation. (Bedroom 6)

First Floor Landing with fitted linen cupboards.

Bedroom 5 4.17m x 4.06m (13'8" x 13'4") Double bedroom to the front elevation. En suite shower room.

Bedroom 6 3.96m x 3.56m (13'0" x 11'8") Presently used as the owners accommodation to the rear of the property. Landing leads to a large well appointed bathroom and separate shower. Staircase from the landing leads directly into the kitchen.

Bedroom 4 4.44m x 3.96m (14'7" x 13'0") Double bedroom to the front elevation with a well appointed en suite shower room.

Second Floor Landing leading to the following rooms

Bedroom 3 4.09m x 4.09m (13'5" x 13'5") Double bedroom to the front elevation with a tiled en suite shower room.

Bedroom 2 4.17m x 3.91m (13'8" x 12'10") Lovely double bedroom overlooking the rear garden with a vaulted ceiling and steps down leading to an impressive en suite shower room.

Bedroom 1 6.21m x 3.54m (20'4" x 11'7") Fabulous bedroom to the front of the property with a with a vaulted ceiling. Elliptical bath set into the main room and feature circular shower, wash hand basin. Separate w.c.

Gardens To the rear of the house is a lovely landscaped patio garden with a dining area, raised beds and lighting. Gated access to the front elevation.

Garage 6.1m x 4.11m (20'0" x 13'6") Access from the garden and automatic roller door leading to the rear service road.

Please Note Viewings are available of the premises with 24 hours notice. The owner is happy to provide trading figures at the appointment.