Dam Lane, Woolston, WA1 4NN

EDWARDS GROUNDS offer for sale this linked detached home set in a popular area of Woolston close to well regarded schools and local amenities and easy access for commuting on route via M6 and M62 and M56. The property is available with no onward chain involved and is ideal for first time buyers, families and those wishing to downsize. The property consists of hallway, spacious lounge with open access to dining room (adaptable in use), contemporary style fitted kitchen with quality Quartz work surfaces, downstairs W.C., three well proportioned bedrooms, en-suite shower room to master bedroom and a family bathroom.

Externally there is driveway providing parking for two vehicles and lawn garden to front. The rear of the property has a pleasant enclosed garden with a generous size patio area.
FLOOR PLAN

Hallway 8'9 (2.67m) x 3'2 (.97m)
Access via front door incorporating double glazed panel, quality wood effect flooring, double panel radiator and access to lounge, kitchen, downstairs W.C. and stairs leading to first floor, featured papered wall, coving to ceiling and thermostatic central heating controls.
Lounge 15'3 (4.65m) x 12' (3.66m) Extending to 15.4ft
A spacious lounge with UPVC double glazed French doors and UPVC double glazed window to rear providing a pleasant outlook and access onto garden, two double panel radiators, living flame gas fire with polished stone insert and hearth with ornate fire place surround, coving to ceiling, T.V. point, useful under stairs storage cupboard housing electric fuse board and open access to dining room.
Dining Room 16'6 (5.03m) x 8' (2.44m)
The dining room was formally a garage which has been converted by the current owners to create additional living space. It is ideal as formal dining room or can be used as a second living area, children's playroom, home office or home gym with UPVC window double glazed window to front, double panel radiator and coving to ceiling.
Kitchen 8'9 (2.67m) x 8'5 (2.57m)
A quality and contemporary style fitted kitchen with range of light grey high gloss fronted wall and base units complemented by quality grey polished Quartz work surfaces and matching upstands, splashback to hob and window sill, undermount one and a half bowl sink with mixer tap over, black glass 'Neff' touch control electric hob with complementary black glass extractor hood above, integrated 'Neff' oven and grill, plumbing and recess space for washing machine, under counter space for fridge and freezer, tall contemporary style wall radiator, continuation of quality wood effect flooring from hall, brush steal finish light switch, power points, USB charger points, UPVC double glazed window to front.
Downstairs W.C. 5'7 (1.7m) x 3'1 (.94m)
UPVC double glazed obscure window to front, low level W.C., pedestal wash basin, chrome ladder style heater towel rail, ceramic style flooring.
Stairs and Landing
Loft access, built in cupboard housing Worcester combi central heating boiler and access to three bedrooms and bathroom.
Master Bedroom 15'3 (4.65m) To back of wardrobe and cupboard x 9'10 (3m)
Two UPVC double glazed windows to front, single panel radiator, range of fitted wardrobes across one wall fronted by mirrored sliding doors incorporating hanging rail, open shelving and drawers, additional built in wardrobe to opposite wall set into recess incorporating hanging rail and shelving, T.V. point and access to en suite shower room.
En-suite 8'9 (2.67m) x 3'7 (1.09m)
UPVC obscure double glazed window to side, recess shower enclosure fronted by glass shower screen incorporating mains shower and full tiling within, W.C. with push button flush, wash basis set onto base unit with storage cupboards beneath and mixer tap over, chrome ladder style heater towel rail, full tiling to walls and floor, ceiling extractor fan and recess spot light.
Bedroom 2 12'10 (3.91m) x 8' (2.44m)
A generous size second bedroom with UPVC double glazed window to front, double panel radiator and additional loft access.
Bedroom 3 10'8 (3.25m) into recess maximum measurement x 8'6 (2.59m)
A third double bedroom with UPVC double glazed window to rear over looking garden and single panel radiator.
Bathroom 6'7 (2.01m) x 6'2 (1.88m)
UPVC obscure double glazed window to rear, three piece fitted bathroom suite comprising of panel bath with mixer tap over, mains powered shower over, glass shower screen, pedestal wash basin, W.C., single panel radiator, fitted base unit with display shelving and storage cupboard and ceiling extractor fan.
Externally
To the front of the property is a Tarmacadam driveway with parking for two vehicles and flagged pathway leading to the front door and continuing along the right hand side through to timber gates. There is also a front lawned garden area boarded by combination of hedgerow and timber panel fencing and external lighting adjacent to the front door and outside water tap.

To the rear of the property is a pleasant enclosed garden consisting of flagged patio area providing space ideal for outdoor dining, lawned garden, soil bedding boarders stocked with an array of plants shrubs and trees, all enclosed by timber panel fencing. There is also external lighting, a timber shed and flagged area to the right hand side housing secondary garden shed with access to gate leading on to front garden.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band D
REFERENCE


CONTACT THE WOOLSTON OFFICE

24a Manchester Road, Woolston, Warrington


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.
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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.