Boston Avenue, Runcorn, WA7 5XJ

EDWARDS GROUNDS offer for sale this mature mid row family home. The property is set in a popular residential location close to local amenities and well regarded schools and offers convenient access for commuting around the wider North West region via the Runcorn expressway and ease of access to the Mersey Gateway Bridge. The property is available with NO ONWARD CHAIN involved and consists of hallway with lounge to front, open kitchen and dining room to rear, two generous sized double bedrooms with master bedroom offering scope for adaption to two separate rooms, contemporary style upstairs family shower room (formerly a family bathroom). Externally there is a block paved driveway and garden to front and a pleasant patio and lawned garden to rear with useful brick outbuilding. Viewing highly recommended to fully appreciate.
Floor Plan

GROUND FLOOR

Hallway: 13'1 (3.99m) x 5'7 (1.7m)
Accessed via UPVC panel front door incorporating ornate obscure oval shaped double glazed panel with bevel glass detail, single panel radiator, stairs to first floor with useful under stairs storage cupboard, telephone point, wall mounted electric fuse board, built in cupboard housing electric meter, security alarm panel, additional low level built in cupboard housing gas meter, access to lounge and dining kitchen.
Lounge: 13'2 (4.01m) x 10'10 (3.3m)
UPVC raised arched double glazed window to front, single panel radiator, contemporary style living flame gas fire set into chimney breast with stainless steel surround, coving to ceiling, T.V. point.
Dining Kitchen: 17' (5.18m) x 7'10 (2.39m)
Previously a separate kitchen and dining room that has been conscientiously combined into one open plan room with dining area and kitchen area. Consisting of extensive range of wall and base units with complementary work surfaces over including peninsular breakfast bar, space for gas cooker with pull out filter extractor hood above, integrated fridge, integrated freezer, stainless steel sink and drainer with mixer tap over, plumbing and recess space for a washing machine, wall mounted Worcester central heating boiler, double panel radiator, two UPVC double glazed windows to rear and UPVC obscure double glazed door to rear incorporating integrated, blinds and small glass block window to rear, laminate wood flooring.
FIRST FLOOR

Stairs and Landing:
Loft access, access to two bedrooms and shower room.
Master Bedroom: 15'8 (4.78m) extending to 19 foot 2 into recess x 10' (3.05m)
A substantial sized master bedroom with three UPVC double glazed windows to front, double panel radiator, built in airing cupboard housing hot water tank and shelving and additional built in raised storage cupboard built over stairwell. The size of the room offers scope to be adapted and could potentially be changed into two separate bedrooms subject installing a dividing wall.
Bedroom 2: 12'4 (3.76m) x 11'3 (3.43m)
A second generous sized double bedroom with UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator.
Shower Room: 6'4 (1.93m) x 5'6 (1.68m)
A contemporary style fitted shower room that was previously a family bathroom with quadrant floor set shower tray and glass quadrant shower enclosure around incorporating electric shower and fold up wall seat, pedestal wash basin with mixer tap over, W.C. with push button flush, single panel radiator, full tiling to walls and UPVC obscure double glazed window to rear.
EXTERNALLY
To the front of the property is a well maintained garden and block paved driveway consisting of, lawned section with a combination of soil and decorative stone bedding borders complemented by an array of plants and shrubs. Set between 106 and 108 Boston Avenue is a shared secure passageway which provides access through to the rear garden. The rear garden is generous in size and consists of flagged patio area with flagged pathway leading through two lawned sections through to further garden area at the rear. There are also soil bedding borders to the sides all complemented by an array of established plants and shrubs and enclosed by a combination of timber panel fencing and concrete panel fencing. Also set within the garden is a brick built outbuilding separated into two sections and outside water tap.
Outbuilding Section 1: 6'2 (1.88m) x 6'1 (1.85m)
Accessed via timber door with window to rear.
Outbuilding Section 2: 6'1 (1.85m) x 2'5 (.74m)
Accessed via timber door. The outbuilding offers scope to combine into one larger room and potential to adapt into an outside utility room.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .
Council Tax Band
Band A.
REFERENCE
MW/LW ID 185228

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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