EDWARDS GROUNDS have the pleasure to be able to offer to the market this most appealing well presented detached house which is situated in a popular residential location.

Once inside you will find impressive accommodation which comprises entrance porch, reception hall, lounge, dining room, dining kitchen, utility and downstairs w.c. To the first floor, a master bedroom with en-suite shower room, three further bedrooms and a family bathroom.

The property is further complemented with established gardens to front and rear, driveway to front and UPVC double glazing and a gas central heating system.

With it's ease of access to variety of local amenities along with access to the motorway network and Warrington itself, it is certainly an ideal location for anyone with a growing family.

NO VENDOR CHAIN and viewing is highly recommended !!!
GROUND FLOOR

Entrance Porch: 5'4 (1.63m) x 4'5 (1.35m)
Accessed via quality composite front door incorporating ornate obscure double glazed panel with bevelled glass and lead detail and UPVC double glazed windows to front and side, single panel radiator, wall light, wood effect vinyl flooring and open access through to reception hall.
Reception Hall: 14'11 (4.55m) x 5'9 (1.75m)
Stairs to first floor, single panel radiator, dado rail, coving to ceiling, thermostatic central heating controls and access through to lounge, kitchen, downstairs w.c./cloakroom and utility room.
Lounge: 14'10 (4.52m) x 11'10 (3.61m)
A generous sized lounge with UPVC arched double glazed window to front, double panel radiator, attractive polished stone fireplace surround and hearth incorporating living flame gas fire, dado rail, coving to ceiling, telephone point and archway access through to dining room.
Dining Room: 11'10 (3.61m) x 8'10 (2.69m)
Presented in a complementary style to the lounge with UPVC double glazed sliding patio doors to rear providing access and outlook over rear garden, double panel radiator, dado rail, coving to ceiling, telephone point and access through to dining kitchen.
Dining Kitchen: 14'10 (4.52m) x 8'10 (2.69m)
A generous sized kitchen ideal for family use with range of wall and base units with complementary work surfaces over incorporating 1 1/2 bowl composite sink and drainer with mixer tap over, space for cooker with filter extractor hood above, plumbing and recess space for dishwasher, under counter space for further domestic appliance, double panel radiator, dado rail, ceramic tiled flooring, useful under stairs storage cupboard, two UPVC double glazed windows and UPVC obscure double glazed door to rear providing access and outlook over rear garden, access to reception hall and dining room.
Utility Room: 8'2 (2.49m) x 6'1 (1.86m)
Formerly part of the integral garage that has been adapted to create a spacious utility room with wall mounted Vaillant central heating boiler, base unit and counter top incorporating recess space and plumbing for a washing machine and tumble dryer, ceramic tiled flooring.
W.C./Cloakroom: 8'8 (2.64m) x 3' (.91m)
UPVC obscure double glazed window to side, w.c. with wall mounted cistern, wall mounted wash hand basin with splashback tiling, single panel radiator, ceramic tiled flooring.
FIRST FLOOR

Stairs and Landing:
Loft access, built in cupboard housing hot water tank and shelving, dado rail and access to four bedrooms and bathroom.
Master Bedroom: 11'9 (3.58m) into recess x 11'8 (3.55m)
UPVC double glazed window to front, double panel radiator, telephone point, recess ideal for housing wardrobe and access to en-suite shower room.
En-Suite Shower Room: 6'8 (2.03m) x 5'6 (1.68m)
A spacious en-suite shower room incorporating quadrant glass shower enclosure with mains powered shower within, pedestal wash basin, w.c. with push button flush, chrome ladder style heated towel rail, half height tiling to walls, ceramic tiled flooring and UPVC obscure double glazed window to rear.
Bedroom 2: 12'2 (3.71m) x 8'10 (2.68m)
A generous sized second double bedroom with UPVC double glazed window to front, single panel radiator.
Bedroom 3: 9'6 (2.9m) x 8' (2.44m)
UPVC double glazed window to rear providing outlook over garden, double panel radiator.
Bedroom 4: 7' (2.13m) x 6'8 (2.03m)
UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator.
Family Bathroom: 6'6 (1.98m) x 5'10 (1.78m)
UPVC obscure double glazed window to rear, three piece fitted bathroom suite comprising spa bath with mixer tap over, mains powered shower over and fitted glass shower screen, pedestal wash basin, w.c., ladder style heated towel rail and full tiling to walls and floor.
Externally
To the front of the property is a spacious imprinted concrete drive providing double parking and landscaped garden area covered with decorative stone and soil bedding borders complemented with an array of shrubs and plants. To the left hand side of the property is continuation of imprinted concrete pathway through to ornate metal gates leading onto flagged pathway proceeding through to the rear. The rear offers an established garden complemented by a wide array of shrubs, trees and bushes with flagged patio area adjacent, lawned garden beyond and further soil bedding borders to rear all enclosed by a combination of timber panel fencing. The gardens offer scope for further adaption and landscaping.
Integrated external storage space: 9'10 (3m) x 9'4 (2.84m)
This useful storage space was formerly part of the integral garage which has been divided in order to create the internal utility room. Accessed via up and over door, power and lighting within, electric fuse board, electric meter and gas meter.
Virtual Tour
To view the virtual tour for this property go to https://player.vimeo.com/video/884749123?h=3c2528c317
TERMS OF LEASEHOLD
We are reliably informed by our client that the property is leasehold with a 999 year lease commencing from 1977. The annual leasehold charge is currently ?40.00 per annum, payable on the1st July annually to Simarc Property Management Limited on behalf of Waxlow Properties Limited of 27 Hammersmith Grove, London, W6 7EN in 1983. Formal confirmation of the leasehold length, annual fee and payment terms will be confirmed via solicitors.
Local Authority
Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2NH. Telephone: (01925) 443322.
Council Tax Band
Band D.
REFERENCE
AC/LW ID 175221

CONTACT THE WOOLSTON OFFICE
01925 820 888
24a Manchester Road, Woolston

All measurements are taken electronically and whilst every care is taken with their accuracy they must be considered approximate and should not be relied upon when purchasing carpets or furniture. Floor plans are not to scale and are for illustration purposes only. No responsibility is taken for any error, omission or misunderstanding in these particulars which do not constitute an offer or contract. Services and appliances have not been tested and therefore no warranty is offered on their operational condition.

WARNING NOTICE: The intruder alarm (if fitted), central heating boiler, radiators, gas or electric heaters and other gas or electrical appliances, which are mentioned in these details, have not been and will not be tested by us, as we are not qualified to do so. Purchasers are therefore advised to undertake their own independent tests, should they consider this necessary.
MAKING AN OFFER
The owners of the homes we have for sale have placed their trust in us to sell their homes effectively.

To help to achieve simplification of a process that can be complicated, we have developed a few steps to help all parties reach the right conclusion and make the correct decision for them.

Therefore, if you wish to make an offer on this or any other property we ask you to:

1. Register any interest with us at your earliest opportunity.

2. Book an appointment with us to determine your ability to further that interest.

3. Give us the information to improve the sellers ability to make an informed decision of your interest.

4. We promise to provide you with as much information and assistance as we are able, to help you confirm your ability to progress matters.

5. We promise to keep your appointment concise and to the point.
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