EDWARDS GROUNDS are delighted to offer for sale this charming semi detached home set in a popular residential location with convenient access to local amenities and shops, local primary schools and Gemini Retail Park while also providing ideal access for commuting around the wider North West region given the close proximity to junction 8 and junction 9 of the M62. The property is presented in a stylish and contemporary style throughout and consists of entrance porch with open access to stylish lounge to front, quality fitted breakfast kitchen to rear, two double bedrooms and contemporary style fitted bathroom. Externally there is generous sized driveway to front and pleasant and private enclosed gardens to rear with tree lined outlook beyond and timber decking area with large linked outbuilding set to side. Viewing is highly recommended to fully appreciate and ideal for first time buyers, young families and those seeking to downsize to a quality manageable home.
Floor Plan

GROUND FLOOR

Entrance Porch:
Accessed via contemporary style composite front door incorporating obscure double glazed panel, UPVC obscure double glazed window to side, grey laminate wood flooring and open access to lounge.
Lounge: 13'10 (4.22m) into under stairs recess x 13'5 (4.09m)
A stylish and contemporary style appointed lounge with UPVC double glazed window to front, continuation of quality grey laminate wood flooring from entrance porch, double panel radiator, T.V. point, cable T.V. point, telephone point, stairs to first floor, contemporary style stairs to ceiling spindles and glazed panel door providing access through to kitchen.
Breakfast Kitchen: 13'9 (4.19m) x 8'2 (2.49m)
A quality fitted breakfast kitchen with range of dual tone wall and base units with complementary work surfaces over incorporating black glass touch control induction hob with stainless steel and glass extractor hood above, integrated eye level oven, black composite 1 1/2 bowl Franke sink and drainer with chrome mixer tap over, plumbing and recess space for washing machine, space for tall standing fridge freezer, breakfast bar, kickboard heater, recessed ceiling spotlights, under wall unit lighting, two UPVC double glazed windows to rear providing pleasant outlook over garden with tree lined view beyond and UPVC obscure double glazed door leading to garden, grey laminate wood flooring.
FIRST FLOOR

Stairs and Landing:
UPVC double glazed window to side, loft access, access to two bedrooms and bathroom via contemporary style panel doors.
Master Bedroom: 11'8 (3.56m) x 10'7 (3.23m)
UPVC double glazed window to front, double panel radiator, built-in wardrobe incorporating hanging rail and additional built-in raised storage cupboard housing combi central heating boiler and shelving.
Bedroom 2: 10' (3.05m) x 8' (2.44m)
A second double bedroom with UPVC double glazed window to rear providing pleasant outlook over garden with tree lined view beyond, double panel radiator.
Bathroom: 6'9 (2.06m) x 5'7 (1.7m)
A contemporary style fitted bathroom consisting of white panel bath with mixer tap over and mains powered shower over with large fixed shower head and additional shower hose, glass shower screen, complementary wall set wash basin with mixer tap over and storage drawers beneath, W.C. with push button flush, chrome ladder style heated towel rail, tiling to majority of walls, high gloss ceramic tiling to floor, ceiling extractor fan and UPVC obscure double glazed window to rear.
EXTERNALLY
To the front of the property is a generous sized block paved driveway providing parking for numerous vehicles with timber panel fencing to the left border and attractive laurel hedgerow to front and right hand border. Set to the left hand side of the property is a linked workshop/outbuilding accessed from the drive via double timber doors. The rear garden consists of flagged patio area adjacent to the property with shaped lawned garden beyond with soil bedding borders stocked with an array of plants and shrubs and a raised timber decking area with timber pergola set over incorporating power points with further bedding borders to side of timber decking area, all enclosed by timber panel fencing. There is also external lighting and water supply and double timber doors providing access to rear of workshop/outbuilding.
Workshop/outbuilding: 23' (7.01m) x 7'6 (2.29m)
Accessible via double timber doors to front and rear, power and lighting within and boarded insulated walls and ceiling with loft hatch to roof void above. This room is adaptable in use and offers scope for further adaption.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .


Council Tax Band
Band B.
REFERENCE
MW/LW ID 183952

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
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.
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