Good location in centre of Kirkby Stephen. Although above a busy pub, our room (4) was on the top floor so we could not hear the noise in the evening. The bedroom itself was small, and sadly the beds were really really soft so not at all comfortable for either of us. The bathroom was of a good quality. Unfortunately having requested breakfast at 8:30, when we tried to go downstairs at 8:15 to take our bags to the car, we could not get out the main door (was meant to be open at 8). We had to exit via the emergency exit. This itself was rather disturbing for my 9 year old son. On returning to the building, we could not get in. We waited outside until 8:45, knocking on door and windows - no one was there. So we had to get breakfast elsewhere. Afterwards we returned, the owner was there then. We explained what had happened - he apologised, started to explain what had happened, but then realised it was not really relevant as they should have been there - he compensated our breakfast cost. We left thinking this establishment is a pub with rooms upstairs, that is their focus as regards service, and sadly far from a boutique hotel.