Phipps Lane, Burtonwood, WA5 4AJ

EDWARDS GROUNDS offer for sale this impressive and substantial sized detached family home set in the centre of Burtonwood close to local village amenities, public house and village primary schools while offering ease of access to commuting around the wider North West region with its convenient proximity to the M62 (junction 8). The property is available with NO ONWARD CHAIN involved and viewing is recommended to fully appreciate.

The property consists of hallway, spacious lounge to front, large contemporary style dining kitchen including feature island, range of fitted appliances and folding patio doors providing direct access to decking area and garden, downstairs utility room with adjoining W.C., converted garage which is adaptable in use. To the first floor there is four spacious bedrooms to first floor with en-suite shower room to bedroom 2 and additional family bath and shower room. To the second floor there is the large master bedroom suite with en-suite shower room. Externally there is a double width block paved driveway to front and landscaped gardens to rear incorporating composite decking area, sun terrace, patio and artificial lawn.
FLOOR PLAN

GROUND FLOOR

Hallway: 19'3 (5.87m) x 3'3 (.99m) extending to 5 foot 8
Access via quality composite front door incorporating obscure double glazed panel, quality ceramic tiled flooring, under floor central heating with wall mounted thermostatic heating controls, access to lounge, dining kitchen and converted garage.
Lounge: 20' (6.1m) into bay window x 10'9 (3.28m)
UPVC double glazed bay window to front incorporating lead detail, quality LVT flooring, recess ceiling spotlights, T.V. point, telephone point and under floor central heating with wall mounted thermostatic heating controls.
Dining Kitchen: 18'2 (5.54m) x 14'1 (4.29m) maximum measurements
An impressive and spacious dining kitchen with extensive range of high gloss dark grey fronted wall and base units with white polished stone countertops incorporating two integrated ovens, integrated fridge and freezer, integrated dishwasher, feature island with matching countertop incorporating five burner gas hob with ceiling set extractor hood above, recess ceiling spotlights, double glazed folding patio doors to rear providing access direct access to decking area and garden beyond, continuation of ceramic tiled flooring from hallway, under floor central heating with wall mounted thermostatic heating controls, access to utility room.
Utility Room: 6'2 (1.88m) x 5'10 (1.78m)
UPVC obscure double glazed window to side, base unit with countertop over incorporating stainless steel sink and drainer with mixer tap over and recess spaces for domestic appliances, continuation of ceramic tiled floor from kitchen, recess ceiling spotlights, wall extractor fan, access to downstairs W.C.
Downstairs W.C.: 6'3 (1.91m) x 2'10 (.86m)
UPVC obscure double glazed window to rear, W.C. with concealed cistern and panel push button flush, wash basin set onto base unit with storage cupboard beneath and mixer tap over, recess ceiling spotlights, ceiling extractor fan, continuation of ceramic tiled flooring from utility room, under floor central heating with wall mounted thermostatic heating controls.
Converted Garage: 15'5 (4.7m) x 9'3 (2.82m)
Originally a garage that has been converted into a room that is adaptable in use. This room could be used as a home office, work studio or playroom. A low level cupboard housing under floor heating pipeline/controls, laminate wood flooring, wall mounted electric fuse board.
FIRST FLOOR

Stairs and Landing:
UPVC double glazed window on half landing, recess ceiling spotlights, single panel radiator, built in cupboard housing pressurised hot water tank, access to four bedrooms and family bathroom, stairs to second floor.
Bedroom 2: 12'10 (3.91m) x 10'1 (3.07m) extending to 14' 4"
A generous sized double bedroom with feature double glazed window to front, single panel radiator, T.V. point, access to en-suite shower room.
En-Suite Shower Room: 8'10 (2.69m) x 3'10 (1.17m)
UPVC obscure double glazed window to side, recessed shower tray fronted by glass shower screen and sliding door and mains powered shower within, W.C. with concealed cistern and panel push button flush, wall mounted wash basin with mixer tap over, chrome ladder style heated towel rail, partial tiling to walls, recess ceiling spotlights, ceiling extractor fan and electric shaver point.
Bedroom 3: 12' (3.66m) x 11'9 (3.58m) maximum L shaped measurements
UPVC double glazed window to front incorporating lead detail, single panel radiator, T.V. point.
Bedroom 4: 13'7 (4.14m) x 9'3 (2.82m)
UPVC double glazed window to rear incorporating lead detail, single panel radiator, T.V. point.
Bedroom 5: 11' (3.35m) x 9'4 (2.84m)
UPVC double glazed window to rear incorporating lead detail, single panel radiator, T.V. point.
Family Bathroom and Shower Room: 8'9 (2.67m) x 6'5 (1.96m)
UPVC obscure double glazed window to side incorporating lead detail, white panel bath with wall set mixer tap over and shower hose, W.C. with concealed cistern and panel push button flush, wall mounted wash basin with mixer tap over, recess shower fronted by glass shower door incorporating mains powered shower, chrome ladder style heated towel rail, recess ceiling spotlights, ceiling extractor fan and electric shaver point.
SECOND FLOOR

Stairs and Landing:
UPVC double glazed window incorporating lead detail set on half landing, single panel radiator, ceiling extractor fan, access through to master bedroom suite.
Master Bedroom Suite: 21'10 (6.65m) x 13'8 (4.17m) maximum measurements including sloping ceiling
An impressive size master bedroom suite that occupies the top floor of the property with feature sloping ceilings, two large double glazed skylight windows to rear incorporating blackout blinds, recess ceiling spotlights, single panel radiator and open access to dressing area.
Dressing Area: 11'3 (3.43m) x 8'3 (2.51m) including sloping ceiling
Recess ceiling spotlights.
En-Suite Shower Room: 9' (2.74m) x 9' (2.74m) maximum measurements including sloping ceiling
Double glazed skylight window to rear, large glass shower enclosure incorporating mains powered shower, W.C. with concealed cistern and push button flush, wall mounted wash hand basin with mixer tap over, chrome ladder style heated towel rail, recess ceiling spotlights, ceramic tiled flooring.
Externally
To the front of the property is a double width block paved driveway providing parking with pathway to side both sides leading through to the rear garden. The rear gardens are a key feature of the property and have been landscaped to consist of large composite decking area adjacent to the dining kitchen with artificial lawn and flagged patio area beyond leading onto further raised sun terrace at the rear boundary bordered by rendered walls incorporating wall lighting and raised bedding borders stock with an array of plants and shrubs, all enclosed by timber panel fencing.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band F.
REFERENCE
MW/LW ID 182271

CONTACT THE WESTBROOK OFFICE

411 Westbrook Centre, Westbrook

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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