Malpas Road, Higher Runcorn, WA7 4AD

EDWARDS GROUNDS are delighted to offer for sale, this extended detached 3/4 bedroom family home set in a highly sought after location within Higher Runcorn with convenient access to The Heath Academy High School, well regarded Primary Schools, Runcorn Golf Course and The Heath parkland. The property is available with no other chain involved and set within generous gardens and grounds which amount to one fifth of an acre. The property consists of generous size entrance porch, leading on to reception hall, lounge with open access to dining room and large family room/living room to rear with adjoining room that would serve well as a downstairs bedroom, home office or additional reception room, dining kitchen, downstairs shower room and W.C., three well proportioned bedrooms to first floor, upstairs bathroom and separate W.C. Externally the substantial gardens and grounds consists of block paved driveway leading to garage, established gardens to front side and rear complimented an array of mature trees, shrubs and hedgerow and patio areas with a courtyard area and useful area to the left hand side with access to boiler room. Viewing highly recommended to fully appreciate the size of grounds and living space offered with this charming family home.

FLOOR PLAN

Entrance Porch 11'8 (3.56m) x 5' (1.52m)
Access via quality composite front door incorporating double glazed panel with UPVC double glazed windows to front and side, ceramic tiled flooring, built in tall storage/cloak cupboard incorporating hanging rails and shelving, UPVC obscure double glazed door with adjoining windows leading to reception hall.

Reception Hall 8'7 (2.62m) x 8'2 (2.49m)
A pleasant introduction to this quality family home with single panel radiator, stairs to first floor with useful under stairs storage cupboard housing electric fuse board and electric meter incorporating shelving and hanging rail, access to lounge and dining kitchen.
Lounge 17'6 (5.33m) x 11'1 (3.38m)
UPVC double glazed window to side providing a delightful outlook over side gardens, open fire with tiled fire place surround and slate hearth, single panel radiator, T.V. point, coving to ceiling and open access through to dining room.
Dining Room 11'0 (3.35m) x 9'5 (2.87m)
Double panel radiator, coving to ceiling, access to dining kitchen and open access to family room/living room.
Family Room/Living Room 18'1 (5.51m) x 10'0 (3.05m)
As part of the extension to the rear and side of the property is this large family room which is adaptable in use. With three panel double glazed sliding patio doors to rear creates a bright sunny room with a delightful outlook over rear garden and patio, double panel radiator and single panel radiator, laminate wood flooring and access to downstairs bedroom/home office/sitting room and access to downstairs shower room and W.C.
Downstairs Bedroom/Home office/Sitting Room 11'5 (3.48m) x 10' (3.05m)
This room is generous in size and provides a range of uses with UPVC double glazed window to rear providing a delightful outlook over rear garden, single panel radiator, coving to ceiling.
Downstairs Shower Room & W.C. 8' (2.44m) maximum 'L' shaped measurement x 8' (2.44m)
A quality and contemporary style fitted downstairs shower room and W.C. with UPVC obscure double glazed window to side, glass fitted shower enclosure incorporating mains powered fixed shower head with additional shower hose over, rectangular wash basin with mixer tap over set onto counter top with storage cupboards beneath incorporating W.C. with concealed cistern and push button flush, matching base units with counter top to opposite wall, single panel radiator, grey laminate wood flooring and attractive splash back tiling.
Dining Kitchen 14'5 (4.39m) x 11'1 (3.38m)
A pleasant dining/kitchen set to the front of the property with UPVC double glazed windows to front and side, a range of wall and base units with complimentary work surfaces over incorporating electric hob with pull out filter extractor fan hood above, integrated electric NEFF oven and grill, plumbing and recess space for washing machine, plumbing and recess space for dishwasher, integrated fridge, ceramic tiled flooring, splash back tiling, double panel radiator and timber panel door with glazing leading to side courtyard area.
Stairs and Landing
A turn staircase leading to landing with UPVC double glazed window to side providing outlook over side garden, single panel radiator, loft access with pull down hatch with folding timber ladder, access to three bedrooms, bathroom and separate W.C.
Master Bedroom 14'7 (4.45m) x 9'6 (2.9m) Plus recess
A generous size master bedroom with UPVC double glazed window to rear providing overlook of the garden, single panel radiator, built in cupboard incorporating shelving, range of fitted wardrobes set across one wall and coving to ceiling.
Bedroom 2 14'8 (4.47m) x 11'2 (3.4m)
This room would equally serve well as a Master Bedroom with UPVC double glazed window to side providing outlook of garden, single panel radiator, built in cupboard incorporating shelving and coving to ceiling.
Bedroom 3 9'6 (2.9m) x 8' (2.44m)
A third double bedroom with UPVC double glazed window to front, single panel radiator, range of fitted bedroom furniture consisting of tall single wardrobe, chest of drawers, wall cupboards and display shelf.
Family Bathroom 8'4 (2.54m) x 8' (2.44m) To rear of cupboard
A UPVC obscure double glazed window to side, white cast iron bath with panelling to side, pedestal wash basin, half tiling to walls, large built in airing cupboard incorporating shelving and hot water tank.
Separate W.C. 5'7 (1.7m) x 2'10 (.86m)
UPVC obscure double glazed window to side, W.C. with wall mounted cistern and half tiling to walls.

The bathroom and separate W.C. offer scope to be adapted to either one larger bathroom or create an en-suite shower room to bedroom one. This would be subject to removal of airing cupboard, adaptions to dividing walls and any relevant building requirements.
Externally
A key feature of the property is the generous sized established gardens in which the property is set, which is approximately one fifth of an acre. Consisting of well maintained lawned garden to front, bordered by a combination of hedgerow, trees and shrubs , a planted bedding border, block paved driveway fronting detached garage and Indian sand stone pathway leading to the front door and continuing onto the right hand side of the property through to ornate metal gate and railings. The gate to the right hand side of the property lead through into the side gardens. The side and rear gardens consist of well maintained lawns and established soil bedding borders and rockery areas complimented by a wide range of specimen plants, shrubs and trees with circular patio area set to far right hand corner, block paved and flagged shaped patio area set to rear of the property adjacent to living room, glazed greenhouse and timber shed set to rear boundary and Indian stoned flagged pathway which gives access to left hand side of the property. To the left hand side of the property is a flagged pathway leading through to inner courtyard area which gives secure access to side of garage, boiler room and secure door leading on to driveway.
Detached Garage 8'1 (2.46m) x 9'1 (2.77m)
Access via up and over door to front, secure door to side leading to a closed courtyard area and UPVC double glazed window to rear, power and lighting within.
Boiler Room 8'0 (2.44m) x 3'0 (.91m)
Access via secure timber door, wall mounted Worcester central heating boiler, wall mounted gas meter, range of display and storage shelfing and recess space for under counter domestic appliances.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .
Council Tax Band
Band E.
REFERENCE


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
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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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