Langdale Road, Runcorn, WA7 5BJ

EDWARDS GROUNDS are delighted to offer for sale this superb and deceptively spacious period semi-detached family home set in a highly sought after location. Viewing of the property is highly recommended to fully appreciate the quality and stylish finish offered throughout. The property consists of reception hall with separate lounge and dining room, superb open plan family room and kitchen, laundry room with W.C., four well proportioned bedrooms and quality bath and shower room. Externally the gardens and grounds extend to three sides with large side decking area adjacent to the family room and further patio area to rear.
Floor Plan

GROUND FLOOR

Reception Hall: 15'2 (4.62m) x 6' (1.83m)
Accessed via quality composite front door incorporating attractive obscure double glazed panels with coloured glass and lead detail and matching UPVC double glazed windows to sides and above, quality wood flooring, double panel radiator, picture rail, coving to ceiling, built in low level cupboard housing electric fuse board and electric meter, small low level storage cupboard, telephone point, stairs to first floor, access to lounge, dining room and family room/kitchen.
Lounge: 15' (4.57m) into bay window x 11'3 (3.43m)
An impressive lounge with large UPVC double glazed bay window to front incorporating double glazed panels with coloured glass and lead detail, continuation of quality wood flooring , period style cast iron fireplace incorporating open fire with polished stone hearth and timber fireplace surround, picture rail, T.V. point, contemporary style double panel radiator, wall lights.
Dining Room: 14' (4.27m) x 13'3 (4.04m)
A spacious dining room that is adaptable in use would also serve well as a second sitting room with UPVC double glazed French doors providing access onto block paved patio to rear and view over garden beyond, exposed wood floorboards, double panel radiator, feature exposed brick chimney breast with large chimney breast recess, picture rail and wall lights.
Family Room: 14'6 (4.42m) x 13'10 (4.22m)
A key feature of the property is the spacious open plan family room and kitchen that is adaptable in use and creates superb social space for family enjoyment with bi-folding double glazed doors to side providing direct access onto decking area with pleasant outlook over garden beyond, large island with wood block work surface over incorporating breakfast bar and base units and recess space for domestic appliance, cast iron log burner recessed into chimney breast, built in storage cupboard, quality natural stone tiled floor, double glazed skylight window recessed into ceiling, recess ceiling spotlight, contemporary style double panel radiator, open access to kitchen and access to laundry and W.C.
Kitchen: 16'10 (5.13m) x 7'6 (2.29m)
A superb high quality fitted kitchen consisting of an extensive range of wall and base units with polished white granite work surfaces over incorporating double white 'Belfast' style sink with mixer tap over, space for range cooker with fitted extractor hood above, integrated fridge and freezer, integrated dishwasher, UPVC double glazed arched window to front incorporating double glazed panels with coloured glass and lead detail and UPVC double glazed window to side incorporating lead detail, continuation of natural stone tiled floor.
Laundry Room and W.C.: 14' (4.27m) x 3'8 (1.12m)
UPVC obscure double glazed door to rear leading to patio, UPVC double glazed window to rear, W.C. set to base unit with concealed cistern and push button flush and adjoining base unit with mounted sink and mixer tap over, plumbing and recess space for washing machine and space for further domestic appliances, wall mounted combi central heating boiler, ceiling extractor fan and continuation of natural stone tiled floor.
FIRST FLOOR

Stairs and Landing:
Split level landing with access to four bedrooms and family bathroom, impressive UPVC partially obscure double glazed arched window to side with coloured glass and lead detail, picture rail, loft access with pull down folding timber ladder leading to boarded insulated loft with two fitted double glazed skylight windows, power and lighting within.
Master Bedroom: 15'5 (4.7m) x 10'3 (3.12m) to back of wardrobe
An impressive master bedroom with large UPVC double glazed bay window to front with coloured glass and lead detail, range of built in wardrobes set across one wall fronted by sliding doors incorporating hanging rail and shelving, single panel radiator, picture rail and wall lights.
Bedroom 2: 12' (3.66m) x 11' (3.35m)
A spacious second double bedroom currently used as a dressing room with UPVC double glazed window to rear with far reaching views beyond, single panel radiator, picture rail, range of fitted wardrobes across one wall incorporating hanging rails and shelving.
Bedroom 3: 16'5 (5m) into bay window x 8'4 (2.54m)
A charming third double bedroom with UPVC double glazed bay windows to front with coloured glass and lead detail, double panel radiator, recess ceiling spotlights and picture rail.
Bedroom 4: 9'6 (2.9m) x 7' (2.13m)
A generous sized single bedroom currently used as and ideal as a home office with UPVC double glazed window to front with coloured glass and lead detail, quality laminate wood flooring, picture rail and built in recessed cupboards incorporating shelving.
Family Bathroom: 10' (3.05m) x 7' (2.13m)
An impressive sized and quality fitted bathroom consisting of corner bath with mixer tap over and shower hose, separate walk in large shower with fixed glass shower screen, fixed shower head and additional shower hose, period style rectangular wash basin with mixer tap over and W.C., chrome ladder style heated towel rail, two UPVC obscure double glazed windows to rear and quality wood effect flooring, recess ceiling spotlights.
Externally
The property is set within generous sized gardens and grounds consisting of spacious block paved driveway to fronted by ornate double metal gates, front lawned garden complemented by an array of shrubs and plants and bordered by a combination of hedgerows and low level brick wall to front and side. To the left hand side of the property is a timber gate leading to the rear garden. The rear garden is a key feature of the property consisting of block paved pathway leading onto composite decking area adjacent to the family room which extends across the side of the property and has contemporary style glass panelling and stainless steel finish balustrades and posts. The decking area continues onto a block paved patio that extends across the rear of the property providing access to the dining room. From the side is steps leading down to the spacious lawned garden which continues across the rear of the property to a decorative stone covered patio area and a circular paved area, brick retained low level bedding borders and and ideal space for outside dining. There is also external lighting, power points and water supply.
Council Tax Band
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .
Local Authority
Band C.
REFERENCE
MW/LW ID 118723

CONTACT THE RUNCORN OFFICE

49 Church Street, Runcorn

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.

In compliance with the Solicitors Code of Conduct 2007 we confirm to you that we will receive a referral fee for instructing the solicitor dealing with your transaction. Full details will be given with any quotation. This will not be charged to you in any way.