Holly Road, Poynton, Cheshire SK12 1PB

SUMMARY:
Extended four bed detached occupying good size plot with rear garden enjoying a south-westerly aspect. Sought-after location just minutes walk from village centre and schools. Although in need of modernisation, provides great scope to improve and remodel to one's own taste and needs over time. GFCH and double glazing installed. Briefly comprises canopied porch, hall, cloakroom/wc, two separate reception rooms, morning room open to kitchen and utility room, first floor landing, four good bedrooms (three robed) and bathroom/wc with shower. Integral garage with block paviored driveway/hardstanding. Lawned gardens to front and rear with rear well enclosed. Immediate vacant possession is available with no onward chain.

GROUND FLOOR

CANOPIED PORCH
Carriage lamp, quarry tiled floor, glazed hardwood front door. 

HALL  
3.96m x 1.4m (13'0" x 4'7") max. Radiator, dado rail, CH thermostat, staircase to first floor. 

CLOAKROOM/WC  
2.34m x 0.84m (7'8" x 2'9") max. Low level wc, wash hand basin, single glazed window. 

DINING ROOM (FRONT)  
3.58m x 3.56m (11'9" x 11'8") max. Double glazed and leaded bow window, radiator, rustic brick fire surround with inset log effect electric fire, cornice, glazed double doors to/from hallway. 

SITTING ROOM (REAR)  
6.25m x 3.56m (20'6" x 11'8") max. Double glazed sliding patio doors to rear garden, Regency style fire surround, radiator, dado rail, cornice, double glazed window to side elevation. 

MORNING ROOM (REAR)  
2.79m x 2.29m (9'2" x 7'6") max. Radiator, archway to utility room, wide squared opening to kitchen. 

KITCHEN (REAR)  
3.66m x 2.39m (12'0" x 7'10") max. Fitted base and wall cabinets incorporating stainless steel sink unit with mixer tap, work surfaces with tiled wall backs, glazed display cabinet, recesses for appliances with extractor hood over cooker recess, double glazed window overlooking rear garden. 

UTILITY ROOM (REAR)  
2.74m x 1.45m (9'0" x 4'9") max. Gas CH boiler, plumbed for automatic washing machine, glazed hardwood side door to rear garden 

FIRST FLOOR

LANDING
Staircase balustrade, double glazed window, access to loft space, HWC/airing cupboard. 

BEDROOM 1 (FRONT) 
3.76m x 3.53m (12'4" x 11'7")

BEDROOM 2 (REAR) 
3.51m x 2.95m (11'6" x 9'8") max. plus door recess, double glazed window, radiator, fitted wardrobe and dresser unit. 

BEDROOM 3 (FRONT) 
3.86m x 2.77m (12'8" x 9'1") max. Double glazed and leaded window, fitted wardrobes, dresser, and overhead cupboards. 

BEDROOM 4 (REAR) 
2.69m x 2.57m (8'10" x 8'5") max. Double glazed window, radiator, shelving, ceiling downlighters. 

BATHROOM (REAR) 
2.54m x 1.7m (8'4" x 5'7") max. Panelled bath with built-in shower over, pedestal wash hand basin, low level wc, radiator, tiled splashbacks, double glazed window. 

OUTSIDE

GARAGE 
5.18m x 2.74m (17'0" x 9'0") max. Integral garage with metal up and over door, power and light, gas and electricity meters, consumer unit, single glazed window, door to rear garden. 

GARDENS
Well enclosed rear garden enjoying a south westerly aspect, laid to lawn with borders, timber shed, greenhouse, cold water tap, external power points, flagged patio, timber and concrete post boundary fencing, timber gate to side to/from front. Front garden with lawn, borders, block paviored driveway/hardstanding. 

TENURE:
We have been advised by the present owner that the property is Freehold. We would recommend that your conveyancer checks the tenure prior to the exchange of contracts. 

COUNCIL TAX:
We have been advised that the Council Tax Band is E. All enquiries to Cheshire East Council. 

ENERGY PERFORMANCE CERTIFICATE:
The Energy Efficiency Rating is (tba). Further information is available on request and online.

VIEWING:
Strictly by appointment through Woodhall Properties .

OPENING HOURS:
Monday - Thursday 9.00am - 5.30pm, Friday 9.00am - 5.00pm, Saturday 9.00am - 4.00pm and Sunday 12.00pm - 4.00pm