This extremely attractive 'Keswick Coach House' enjoys a most convenient location on this popular development known as 'Lytham Quays'. Constructed by Kensington Developments over the last 4/5 years the property has been occupied from new by the present owners. The development is situated very close to LYTHAM GREEN and having transport services near by leading directly into Lytham centre.

Internal inspection is strongly advised to appreciate the well planned family accommodation with its five double bedrooms, three of which are ensuite. To the rear there is a walled south facing garden with the benefit of a double garage and double off road car parking space.

GROUND FLOORCENTRAL ENTRANCE HALL5.36m(17'7'') x 1.91m(6'3'')

Nicely appointed central hallway. Approached from an outer door with obscure double glazed side panels. Staircase leads off with white spindled balustrade. Feature engineered wood strip floor. Single panel radiator. Corniced ceiling. Telephone point.

CLOAKS/WC1.42m(4'8'') x 0.94m(3'1'')

Part ceramic tiled walls . Feature engineered wood strip floor. Two piece Roca white suite comprises: Pedestal wash hand basin with chrome mixer tap. Low level WC. Panel radiator. Ceiling extractor fan.

LOUNGE7.62m(25'0'') x 3.51m(11'6'')

Spacious extremely well appointed and presented principal reception room. Double glazed, double window with two matching top opening lights overlooks the front garden. Two double panel radiators. Matching engineered wood strip floor. The focal point of the room is a gas coal effect fire with polished marble surround and matching hearth. Corniced ceiling. Television and sky aerial points. Double doors approached the adjoining family kitchen. Two double opening double glazed doors overlook and give access to the conservatory.

DINING-CONSERVATORY4.32m(14'2'') x 2.82m(9'3'')

With matching engineered wood strip floor. Double glazed windows and double opening doors overlook and give access to the walled rear garden. Pitched insulated ceiling. Two double panel radiators. Note: Due to the double glazing and central heating the conservatory is used as further reception room throughout the year.

KITCHEN5.38m(17'8'') x 3.12m(10'3'')

Spacious FAMILY kitchen with an excellent range of wall and floor mounted cupboards and drawers and concealed downlighting. Part tiled walls. Turned working surfaces. Inset Leisure one & a half bowl single drainer sink unit with chrome mixer tap. Built in AEG appliances comprise: automatic fan assisted double oven and grill. Four ring gas hob with stainless steel surround and illuminated stainless steel extractor canopy above. Integrated dishwasher. Built in microwave oven. Integrated larder fridge and adjoining freezer. Ceramic tiled floor. Sliding double glazed patio doors overlook and give access to the rear garden. Double glazed window overlooks the rear. Corniced ceiling with halogen downlights. Double panel radiator. Interconnecting door to the main hall and double doors to the lounge.

UTILITY PORCH1.60m(5'3'') x 1.57m(5'2'')

With matching ceramic tiled floor. Turned working surface with plumbing facilities for automatic washing machine and separate dryer. Wall mounted Vaillant central heating boiler and adjoining programmer control. Obscure double glazed outer door. Ceiling extractor fan.

FAMILY SNUG/STUDY3.40m(11'2'') x 3.18m(10'5'')

Very useful third reception room. Double glazed windows with upper opening lights overlook the front garden. Matching engineered wood strip floor. Double panel radiator. Corniced ceiling. Built in wall to ceiling bookcases in white wood (Hammonds). Note: This room was originally planned as a separate dining room and could easily be refurnished accordingly.

FIRST FLOOR

Approached from the previously described staircase leading to the upper landing.

LANDING4.60m(15'1'') x 1.96m(6'5'')

Well lit with a double glazed window with top opening light overlooking the front elevation. Continuing staircase with spindled balustrade to the second floor. Double panel radiator. Corniced ceiling. Airing cupboard contains an insulated hot water cylinder. Separate useful linen store cupboard.

MASTER BEDROOM SUITE5.49m(18'0'') x 3.56m(11'8'')

Superb principal double bedroom. Double glazed window with two top opening lights overlooks the front elevation. Panel radiator. Corniced ceiling.

ENSUITE BATHROOM/WC2.79m(9'2'') x 2.24m(7'4'')

Superior four piece white suite comprises: panelled 'D' bath with centre chrome mixer taps. Vanity wash hand basin with cupboards and drawers beneath and mirror over with canopy above having halogen downlighting and shaving point. Step in shower compartment with plumbed shower and side body jets and pivoting outer door. The suite is completed by a Roca low level WC. Chrome heated ladder towel rail. Part ceramic tiled walls. Ceiling extractor fan and further halogen downlights. Opening obscure double glazed outer window.

BEDROOM SUITE TWO4.37m(14'4'') x 3.12m(10'3'')

Most attactive second double bedroom. Two double glazed windows with upper opening lights overlook the rear garden. Panel radiator. Corniced ceiling.

ENSUITE SHOWER ROOM/WC2.44m(8'0'') x 1.60m(5'3'')

With part ceramic tiled walls. Three piece white suite comprises: step in plumbed shower compartment with sliding outer doors. Roca pedestal wash hand basin with chrome mixer tap and wall mounted shaving point. Matching Roca low level WC. Panel radiator. Ceiling extractor fan. Obscure opening double glazed outer window.

BEDROOM SUITE THREE3.45m(11'4'') x 3.25m(10'8'')

Third good sized double bedroom. Double glazed window with two top opening lights overlooks the front garden. Panel radiator. Corniced ceiling.

ENSUITE SHOWER ROOM/WC2.29m(7'6'') into shower x 0.99m(3'3'')

With part tiled walls. Three piece white suite comprises: Step in shower compartment with folding outer door. Pedestal wash hand basin with chrome mixer tap and fitted mirror above. Roca low level WC. Panel radiator. Ceiling extractor fan. Opening obscure double glazed outer window.

NOTE

This room is at present furnished as a dressing room but was built as a third bedroom suite.

SECOND FLOOR

Approached from the previously described staircase leading to the upper landing with access into the loft. Useful walk in store cupboard (8ft x 2ft9).

BEDROOM FOUR5.41m(17'9'') + reveal x 3.56m(11'8'')

Very spacious fourth double bedroom. Double glazed window with two opening lights overlooks the rear elevation with discreet views looking towards the estuary. Single panel radiator. Partly pitched ceiling. Television socket.

BEDROOM FIVE5.41m(17'9'') x 3.20m(10'6'')

Delightful fifth double bedroom. Double glazed window with two opening lights overlooks the rear elevation and as previously described there are discreet views looking towards the Ribble Estuary. Single panel radiator. Partly pitched ceiling with side reveal.

SHOWER ROOM/WC2.44m(8'0'') x 2.31m(7'7'')

Part ceramic tiled walls. Three piece white suite comprises: step in shower compartment with a plumbed shower and sliding outer doors. Roca pedestal wash hand basin with chrome mixer tap and wall mounted shaving point. Matching Roca low level WC. Double panel radiator. Obscure opening double glazed outer window. Ceiling extractor fan.

CENTRAL HEATING

The property enjoys the benefit of gas fired central heating from a Vaillant boiler serving panel radiators (thermostatic valves) and domestic hot water.

DOUBLE GLAZING

Where previously described the windows have uPVC DOUBLE GLAZED units.

OUTSIDE

To the front of the property there is an easily managed open plan garden adjoining the front door with well stocked flower and shrub borders. To the immediate rear there is a delightful 'walled' SOUTH FACING garden (35ft x 30ft) approx measurements laid with centre lawn and paved sun terrace. Well stocked shrub and flower borders.

DOUBLE GARAGE5.66m(18'7'') x 5.56m(18'3'')

With two electrically operated up & over doors. Single personal door with upper obscure double glazed panel gives natural light and leads directly into the garage. Power, light and water supplies connected. External gas and electric meters. Note: Directly in front of the double doors there are two off road car parking spaces.

LOCATION

This extremely attractive 'Keswick Coach House' enjoys a most convenient location on this popular development known as 'Lytham Quays'. Constructed by Kensington Developments over the last 4/5 years the property has been occupied from new by the present owners. The development is situated very close to LYTHAM GREEN and having transport services near by leading directly into Lytham centre. Internal inspection is strongly advised to appreciate the well planned family accommodation with its five double bedrooms, three of which are ensuite. To the rear there is a walled south facing garden with the benefit of a double garage and double off road car parking space.

MAINTENANCE

A management company has been formed to administer and control outgoing expenses to common parts. A figure of £30 per month is currently levied.

TENURE/COUNCIL TAX

The site of the property is held Leasehold for the residue term of 900 years subject to an annual ground rent of £300. Council Tax Band F.

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 Estate Agents'. 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'.

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 out their own investigations before contract. Details Prepared May 2014.

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 out their own investigations before contract.

Disclaimer Property reference VE_24914098. Details are provided and maintained by John Ardern & Company. Nethouseprices.com makes no warranty as to the accuracy or completeness of aforementioned details.