Exmouth Way, Burtonwood, Warrington, WA5 4JY

EDWARDS GROUNDS are delighted to offer for sale this semi-detached home, occupying a peaceful cul-de-sac position in the heart of Burtonwood.

The property has been thoughtfully adapted to provide a range of accessibility features, making it well suited to buyers seeking a home with wheelchair-accessible accommodation. Adaptations include an accessible ground floor W.C., an electric through-floor lift providing access between the lounge and the first-floor bedroom, and a spacious first-floor wet room.

The accommodation comprises an entrance hallway, breakfast kitchen, lounge, principal bedroom to the front elevation, and a generously proportioned second bedroom, created by combining the original bedrooms two and three to provide enhanced space for accessibility and ease of movement. Subject to any necessary consents, the layout offers potential to reinstate separate bedrooms if required.

Externally, the property benefits from a driveway and front garden, together with an enclosed, low-maintenance rear garden.

While the property would benefit from a programme of modernisation, it presents an excellent opportunity for purchasers to enhance and personalise the accommodation while retaining or adapting the existing accessibility features to suit their individual requirements.

Early viewing is highly recommended to fully appreciate the property's adaptable layout, accessible features and excellent location.
Floor Plan

GROUND FLOOR

Hallway: 11' (3.35m) x 6'2 (1.88m)
Accessed via mahogany style UPVC door to side incorporating obscure double glazed panel with lead and colour detail, mahogany style UPVC double glazed window to front, double panel radiator, laminate wood flooring, stairs to first floor, access to kitchen and downstairs W.C.
Breakfast Kitchen: 16' (4.88m) x 9'4 (2.84m)
Mahogany style UPVC double glazed window to front, range of wall and base units with roll edge work surfaces over and space for cooker, stainless steel sink and drainer with mixer tap over, wall mounted combi central heating boiler, plumbing and recess space for a washing machine, recesses space for further domestic appliances, breakfast bar, tall column radiator and glazed double doors leading through to lounge.
Lounge: 15'10 (4.83m) x 11'7 (3.53m)
A well-proportioned reception room featuring double glazed sliding patio doors providing direct access to the rear garden, together with a UPVC double glazed window overlooking the garden, creating a light and airy living space. Two double panel radiators.

The room currently incorporates a through-floor lift providing convenient access to the first floor, offering an excellent accessibility feature for those who may benefit from step-free movement between floors. Should the lift not be required, the sellers have confirmed that arrangements can be made for its removal prior to completion, subject to agreement.
Downstairs W.C.: 6'1 (1.85m) x 4'8 (1.42m)
Fitted with a low-level W.C. incorporating a macerator waste system and pedestal wash hand basin. Also housing the wall-mounted consumer unit (fuse board), electricity meter and security alarm control panel.
FIRST FLOOR

Stairs and Landing:
Mahogany style UPVC double glazed window to side, drop down loft hatch providing access to boarded loft with retractable wooden loft ladder, power and lighting within and spray foam insulation set between roof joists, access to three bedrooms and bathroom.
Master Bedroom: 14' (4.27m) x 9'1 (2.77m)
UPVC double glazed window to front, double panel radiator.
Bedroom 2 (Originally Bed 2 and 3 combined): 14' (4.27m) x 15'10 (4.83m) maximum L shaped measurements
Originally configured as two separate bedrooms, this large 'L' shaped room has been combined offering enhanced space and flexibility. The room features two UPVC double glazed windows overlooking the rear garden, a double panel radiator, laminate wood flooring and wall light point.

The layout has been adapted to provide incorporate the through-floor lift from lounge. Subject to any necessary building requirements, the room could be reconfigured to reinstate two separate bedrooms if required.
Shower Room: 6'4 (1.93m) x 5'5 (1.65m) extending to 9 foot 4
A spacious, accessible wet room thoughtfully designed to provide ease of use, large UPVC obscure double glazed window to the front elevation, level-access shower area with floor drainage set within a sealed floor and fitted electric shower, semi-pedestal wash hand basin, and low-level W.C. with push-button flush, double panel radiator, partially tiled walls and a wall-mounted extractor fan.
EXTERNALLY
To the front of the property is a garden area consisting of decorative stone covering, raised rockery border stocked with an array of plants and shrubs and a flagged driveway that continues along the side of the property through ornate double metal gates with access through to rear garden. The rear garden has been landscaped for low maintenance and consists of flagged patio area and path leading through to further flagged patio area to rear, decorative stone covered area all enclosed by timber panel fencing. There is also external lighting.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band B.
REFERENCE
MW/LW ID 185619

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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