Cherry Yate is situated in this delightful location on Honeypot Lane which is a private lane and adjoins Poolfoot Lane, close to the Singleton/Mains Lane junction and being within just a few minutes drive to the M55 motorway and well positioned close to Poulton, Blackpool and Preston and within just a short drive to Kirkham town centre and Lytham St Annes on the Fylde coast. Internal and external inspections are strongly recommended to fully appreciate the very well planned extended accommodation which has been carefully maintained to the compliment of the present owners having very private gardens with elevated views of the River Wyre.

GROUND FLOOROPEN CANOPIED PORCH ENTRANCE

With two rustic brick column supports. Overhead light.

ENTRANCE HALL5.00m x 2.59m (16'5 x 8'6)

max measurements. Approached through a leaded uPVC double glazed outer door with matching side panelling. Nicely appointed central entrance hall. Painted beamed ceiling. Matching wall panels and display Delph rack. Double panel radiator.

LOUNGE5.08m x 4.75m into bay (16'8 x 15'7 into bay)

Delightfully appointed principal reception room. Stone dressed bay window overlooks the private front garden. Inset double glazed windows with leaded lights. Fitted blinds. The focal point of the room is a recessed chimney breast with feature stone fireplace with matching over mantle and full width hearth and having a central gas coal effect living flame fire. Two side illuminated display niches. Corniced ceiling. Fitted wall lights. Central bevel edged glazed double opening doors and side leaded internal windows overlook and give further access to the dining room.

DINING ROOM5.08m into bay x 3.91m (16'8 into bay x 12'10)

Second well proportioned reception room. Walk in bay window with centre leaded double glazed doors overlook and give access to the sun terrace and lawned gardens beyond. Corner fitted padded window seats. Fitted roller blinds. Corniced ceiling and display Delph rack. Two double panel radiators. Inter-connecting doors to the side extension constructed in 1986. At present used as further family accommodation but could easily be adapted to form a Granny Flat or individual separate accommodation. Comprising:

SECOND LOUNGE6.58m x 4.62m (21'7 x 15'2 )

With hardwood corner cocktail bar and attractive stained glass and leaded side double glazed window adjoining the staircase. Staircase leads off with spindled balustrade. Hardwood leaded double glazed double doors and matching side windows overlook and give access to the CONSERVATORY. Marble inset fireplace with detailed white surround and over mantle and having a raised marble hearth. Corniced ceiling and dado rails. Two double panel radiators. Under stair store cupboard.

CONSERVATORY5.79m x 4.01m (19' x 13'2)

Superb spacious FAMILY conservatory with uPVC double glazed windows with attractive upper leaded lights and having a pitched ceiling with fitted automatic blinds. Central double opening doors lead onto the raised sun terrace with adjoining lawned gardens and attractive distant views looking over the River Wyre with farmland beyond. Two double panel radiators. Ceiling downlights and central fan.

GROUND FLOOR GUEST BEDROOM SUITE4.42m into bay x 3.91m (14'6 into bay x 12'10)

Spacious well appointed and carefully decorated double bedroom. Stone dressed bay window overlooks the front garden. Inset double glazed windows with leaded lights and fitted roller blinds. Double panel radiator. Built in wardrobes. Corniced ceiling. Television aerial point

EN SUITE SHOWER ROOM/WC3.00m plus shower x 1.52m (9'10 plus shower x 5')

With part ceramic tiled walls. Three piece 'traditional English' suite comprises: tiled step in shower compartment with a plumbed shower and sliding outer doors. Pedestal wash hand basin. Low level WC. Double panel radiator. Corniced ceiling with halogen dwonlights. High level leaded double glazed windows with centre opening light and fitted roller blind.

BATHROOM/WC3.05m x 2.24m (10' x 7'4)

Part tiled walls. Four piece modern white suite comprises: panelled oval bath with gold plated antique style mixer taps and hand shower. Tiled step in shower compartment with a plumbed shower and pivoting outer door. Pedestal wash hand basin and adjoining low level WC. Double panel radiator. Leaded double glazed outer window with roller blind. Wall mounted extractor fan. Fitted wall lights.

BEDROOM TWO4.57m into bay x 4.45m (15' into bay x 14'7)

Second well appointed double bedroom. Stone dressed bay window overlooks the front garden. Inset leaded double glazed windows with fitted roller blinds. Double panel radiator. Fitted wardrobe range with central drawer units. Two original circular double glazed windows. Television aerial point

FAMILY DINING KITCHEN9.98m x 5.31m (32'9 x 17'5)

Most impressive FAMILY dining kitchen extended and refitted approx 8 years ago. Being an excellent fitted kitchen with extensive range of wall and floor mounted cupboards and drawers. Corian working surfaces including a feature 'island unit' with breakfast bar and three chrome stools. Deep sink unit with chrome mixer tap and moulded Corian draining board with integrated dishwasher and cupboards beneath. Further built in appliances comprise: Britannia 'cooking range' with electric automatic double oven and five ring gas hob with matching Britannia stainless steel illuminated extractor hood above. Amana American style fridge/freezer with double doors and drink dispenser. Kuppersbusch microwave oven. Two sliding pantry cupboards. Built in wine chiller fridge. Illuminated display cabinets. Second inset sink unit with chrome mixer tap. Part ceramic tiled walls. Italian marble tiled floor. The kitchen extends into the feature living area.

LIVING AREA

With a 12ft7 high pitched ceiling with three double glazed roof lights and halogen downlights. Further leaded double glazed windows enjoy extensive views looking onto the private gardens and approached through matching double opening doors lead to the raised terrace with central steps leading down to the lawn. The focal point of the living area is a rustic brick fireplace with a cast iron 'wood burning' stove standing on a raised matching brick hearth with solid oak over mantle. Two further obscure double glazed windows give further light. Four double panel radiators. Matching Italian marble tiled floor.

INNER REAR HALL

With outside door. Range of fixture store cupboards. Second staircase with double panel radiator and obscure double glazed window on the half stair leads to:

THIRD BEDROOM (SUITE)BEDROOM4.75m x 3.51m (15'7 x 11'6)

With leaded double glazed windows overlooking the front and side elevations. Fitted roller blinds. Double panel radiator. Fitted wardrobes with part mirror fronted doors and matching kneehole dressing table and drawer units. Television aerial point

EN SUITE WC1.88m x 1.32m (6'2 x 4'4)

With an Ideal Standard two piece coloured suite comprising: pedestal wash hand basin with gold plated mixer taps and low level WC. Access to side roof void. Ceiling extractor fan. Part tiled walls. Single panel radiator.

NOTE

This area of the house would be ideal as a TEENAGERS SUITE with its own side entrance and staircase.

FIRST FLOOR

Approached from the previously described staircase leading from the third reception room to the upper landing.

UPPER LANDING3.58m x 3.05m (11'9 x 10)

max measurements. Nicely decorated and appointed with corniced ceiling and dado rails. Leaded double glazed window enjoys delightful views looking over the rear garden with side views towards the River Wyre and open farm land. Double panel radiator. Note: This floor has been used as the Master Bedroom Suite.

BEDROOM6.20m x 2.74m (20'4 x 9')

Extremely well fitted double bedroom. Leaded double glazed picture window overlooks the front garden. Fitted roller blinds. Double panel radiator. Extensive range of fitted wardrobes with matching kneehole dressing table and drawer units. Corner illuminated display. Matching over bed storage. Television aerial point.

FURTHER BEDROOM/DRESSING ROOM4.37m x 3.05m plus wardrobes (14'4 x 10' plus war

Full width range of fitted wardrobes with centre mirror fronted doors. Double panel radiator. Ceiling downlights. Inter-connecting door leads through to the roof void with insulated hot water cylinder and a Baxi gas central heating boiler and door gives access to a very useful walk in store room (8'5 x 7'8)

SHOWER ROOM/WC4.45m x 1.98m (14'7 x 6'6)

Adjoining shower room/wc with an excellent range of fitted cupboards and display surfaces. Three piece suite comprises: vanity wash hand basin with chrome mixer tap and cupboards beneath. Semi concealed low level WC. Corner step in shower compartment with a plumbed shower and separate hand shower with folding outer doors. Two chrome heated ladder towel rails. Central heating radiator set behind a decorative screen. Range of separate drawer units with mirror above and canopy downlighting. Leaded double glazed window enjoys stunning views looking over the rear gardens with side views looking towards the river and open farmland.

OUTSIDE

The property stands in secluded landscaped gardens, the front having a block paved wide driveway approached through a feature wrought iron gate with turning point approaching the detached double garage and having front crazy paved landscaped areas with well stocked shrub and flower borders and conifers. To the immediate rear there are stunning feature gardens which must be inspected to be fully appreciated having raised paved sun terrace and centre water feature. Central lawn with water feature and extensive range of shrubs, conifers and trees. Raised side patio with brick built BBQ enjoys superb views looking towards the River Wyre and adjoining open fields. Large Greenhouse.

OUTSIDEOUTSIDEDOUBLE GARAGE6.05m x 5.59m (19'10 x 18'4)

Brick constructed double garage with electrically operated up & over door. Single glazed side window gives natural light. Power and light supplies. Directly behind the garage there is a range of brick outbuildings comprising:

LAUNDRY ROOM3.28m x 2.24m (10'9 x 7'4)

With plumbing facilities for automatic washing machine. Tiled floor. Single glazed windows give natural light. Power, light and water supply.

WORKSHOPS

Two separate adjoining brick workshops. Garden toilet and covered wood store

CENTRAL HEATING

The property enjoys the benefit of gas fired central heating from a Baxi boiler serving panel radiators and domestic hot water.

DOUBLE GLAZING

Where previously described the windows have uPVC DOUBLE GLAZED units.

SECURITY

The property has a burglar alarm system

TENURE FREEHOLD/COUNCIL TAX

The site of the property is held Freehold and is free from any chief rent or other encumbrances. Council Tax Band F.

LOCATION

Cherry Yate is situated in this delightful location on Honeypot Lane which is a private lane which adjoins Poolfoot Lane, close to the Singleton/Mains Lane junction and being within just a few minutes drive to the M55 motorway and well positioned close to Poulton, Blackpool and Preston and within just a short drive to Kirkham town centre and Lytham St Annes on the Fylde coast. Internal and external inspections are strongly recommended to fully appreciate the very well planned extended accommodation which has been carefully maintained to the compliment of the present owners having very private gardens with elevated views of the River Wyre.

THE GUILD

John Ardern & Company are proud to announce that we have been appointed as the only Estate Agent practice in the South Fylde to be appointed as members of 'The Guild of Professional Professionals'. As well as a network of carefully chosen independent Estate Agents throughout the UK, we now have an associated London office, 121 Park Lane, Mayfair with our own dedicated telephone number: - 02074098367. Outside the office, there are four touch screens enabling interested clients to access all our displayed properties. The website address is www.guildproperty.co.uk.

VIEWING THE PROPERTY

Strictly by appointment through 'John Ardern & Company'.

INTERNET & EMAIL ADDRESS

All properties being sold through John Ardern & Company can be accessed and full colour brochures printed in full, with coloured photographs, on the internet: www.johnardern.com, rightmove.com, onthemarket.com, lythamstannespropertynews.com Email Address: [email protected]

PROPERTY MISDESCRIPTION ACT

John Ardern & Company for themselves and their clients declare that they have exercised all due diligence in the preparation of these details but can give no guarantee as to their veracity or correctness. Any electrical or other appliances included have not been tested, neither have drains, heating, plumbing and electrical installations. All purchasers are recommended to carry our their own investigations before contract. Details Prepared January 2018

Disclaimer Property reference VE_27535579. Details are provided and maintained by John Ardern & Company. Nethouseprices.com makes no warranty as to the accuracy or completeness of aforementioned details.