EDWARDS GROUNDS are delighted to offer for sale this substantial detached family home, occupying a generous plot of approximately 0.13 acre in a highly sought-after residential location. The property is offered for sale with NO ONWARD CHAIN, making it an ideal opportunity for a smooth and straightforward purchase.

The well-planned accommodation briefly comprises a welcoming reception hall, a spacious front lounge with attractive bay window, a separate formal dining room, home office/study and a dining kitchen to the rear with useful adjacent utility room and a downstairs W.C/Cloakroom. To the first floor are four well-proportioned bedrooms, with the principal bedroom benefiting from a large en-suite bath and shower room, together with a modern family bathroom.

Externally, the property is set within generous gardens and grounds, featuring a double-width driveway providing ample off-road parking and access to a double garage. There are lawned gardens to the front and side, while to the rear is a spacious enclosed garden with patio area, ideal for family use and outdoor entertaining.

The location is particularly desirable, being within easy reach of Culcheth village and its range of local amenities, together with well-regarded schools. There is also excellent access to Warrington and Leigh, both by road and public transport, and convenient connections to the motorway networks serving Manchester, Liverpool and the wider North West.
Floor Plan

GROUND FLOOR

Reception Hall: 15'7 (4.75m) x 4'10 (1.47m) plus recess
Accessed via UPVC front door incorporating obscure double glazed panels and UPVC obscure double glazed windows to side of door, single panel radiator, fitted doormat, telephone point, coving to ceiling, stairs to first floor and access to lounge, dining room, home office/study, dining kitchen and downstairs W.C.
Lounge: 17'3 (5.26m) into bay window x 12'10 (3.91m)
A spacious main reception room with UPVC double glazed bay window to front, living flame gas fire set into polished stone insert and hearth with orange fireplace surround, two double panel radiators.
Dining Room: 12'2 (3.71m) x 9'6 (2.9m) plus door recess
UPVC double glazed window to rear providing pleasant outlook over patio and garden, single panel radiator, coving to ceiling.
Dining Kitchen: 13' (3.96m) x 9'6 (2.9m) extending to 15 foot into recess
Range of white fronted wall and base units with roll edge work surfaces over incorporating space for cooker with fitted filter extractor hood above, white composite 1 1/2 bowl sink and drainer with mixer tap over, integrated fridge and freezer, ceramic tiled flooring and splashback ceramic tiling to walls, double panel radiator, useful under stairs storage cupboard with continuation of ceramic tiled flooring and housing security alarm panel, UPVC double glazed window to side and UPVC double glazed sliding patio doors to rear providing pleasant outlook over garden and access to utility room.
Utility Room: 6'2 (1.88m) x 5' (1.52m)
Base units with countertop roll edge work surface over incorporating stainless steel sink and drainer with mixer tap over, wall mounted central heating boiler, plumbing and recess space for a washing machine and additional domestic appliance, wall cupboards, single panel radiator, continuation of ceramic tiled flooring from kitchen, ceramic tiled splashback to walls around base unit and UPVC obscure double glazed door leading to garden.
Home Office/Study: 7'8 (2.34m) x 7' (2.13m)
UPVC double glazed window to rear providing pleasant outlook over patio and garden, single panel radiator.
Downstairs W.C./Cloakroom: 7'8 (2.34m) x 3' (.91m)
UPVC obscure double glazed window to rear, W.C., pedestal wash basin, single panel radiator and dado rail.
First Floor

Stairs and Landing:
A spacious and bright landing area providing access to four bedrooms and family bathroom with two UPVC double glazed windows to front, single panel radiator, loft access and airing cupboard housing hot water tank and shelving.
Master Bedroom: 13'10 (4.22m) plus door recess x 12'3 (3.73m)
A spacious master bedroom with UPVC double glazed window to front, single panel radiator, range of fitted bedroom furniture consisting of two double wardrobes, one single wardrobe, two chest of drawers and dressing table, coving to ceiling, ceiling fan and light fitment, access to en-suite shower room.
En-Suite Bath and Shower Room: 12'3 (3.73m) x 5'7 (1.7m)
A large four piece fitted modern style en-suite bath and shower room, white panel bath with mixer tap over, separate glass shower enclosure incorporating mains powered shower, rectangular wash basin set onto base unit with mixer tap over and storage cupboards beneath and adjoining W.C. with concealed cistern and push button flush, double panel radiator, splashback tiling, electric shaver point, ceiling extractor fan and UPVC obscure double glazed window to side.
Bedroom 2: 14'2 (4.32m) x 10' (3.05m)
A large second double bedroom with UPVC double glazed window to rear providing outlook over garden, single panel radiator.
Bedroom 3: 11' (3.35m) x 9' (2.74m)
UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator.
Bedroom 4: 10'3 (3.12m) x 7'8 (2.34m) extending to 10 foot 5 into recess
UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator.
Family Bathroom: 7'10 (2.39m) into recess x 6'7 (2.01m)
A contemporary style fitted bathroom comprising white panel bath with mixer tap and shower hose over, wash basin set onto base unit with mixer tap over and storage cupboards beneath, W.C. with concealed cistern and push button flush set into base unit with display countertop, splashback tiling, double panel radiator, electric shaver point, wall extractor fan and UPVC obscure double glazed window to front.
EXTERNALLY
The property is set within generous sized gardens and grounds with amount to approximately 0.13 acre with double width driveway to front leading to integral double garage, lawned garden area to front that is extends along the right hand side bordered by well maintained hedgerow, gate to left hand side providing access to pathway leading through to the rear garden. The rear gardens are generous in size and consist of flagged and block paved area adjacent to the rear of the rear of the property with lawned gardens beyond and flagged pathway leading through to greenhouse set to the right hand side rear boundary all enclosed by timber panel fencing and complemented by an array of shrubs and plants and trees.
Double Integral Garage: 17'9 (5.41m) x 15'7 (4.75m) maximum
Accessed via electric and remote control operated up and over garage door, UPVC double glazed door to side leading to left hand side path, access to small loft space above, wall mounted electric fuse board, power and lighting within.
Aerial Images

Local Authority
Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2NH. Telephone: .
Council Tax Band
Band F.
REFERENCE
MW/LW ID 127064

CONTACT THE WOOLSTON OFFICE

24a Manchester Road

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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