Swinfen Lake, Lingley Mere, WA5 3YN

EDWARDS GROUNDS are delighted to offer for sale this charming and contemporary detached family home, ideally positioned within a highly sought-after residential location. The property enjoys convenient access to a wide range of local amenities, well-regarded schools and excellent commuter links, including easy access to the M62 motorway at Junction 8, providing convenient connections across Warrington and the wider North West region.

Offering modern, low-maintenance living, the property is ideally suited to first-time buyers, young families and those looking to downsize without compromising on quality or style.

The well-presented accommodation comprises a welcoming reception hall, bright and airy lounge, contemporary fitted dining kitchen with direct access onto the rear garden, and a useful downstairs WC/cloakroom. To the first floor are three bedrooms, with the principal bedroom benefiting from built-in wardrobes and a generous en-suite shower room, together with a stylish contemporary family bathroom.

Externally, the property benefits from a delightful rear garden, directly accessed from the dining kitchen. A flagged patio provides an ideal space for outdoor entertaining and leads onto a lawned garden, with a covered timber-decked area providing an additional space for al fresco dining or relaxing. Beyond the garden is a tandem double driveway, providing valuable off-road parking.

Viewing is highly recommended to fully appreciate all that this charming property has to offer.

FLOOR PLAN


GROUND FLOOR


Reception Hall:
Accessed via composite front door incorporating obscure double glazed panel, quality LVT wood effect flooring in herring bone pattern, useful under stairs storage cupboard, single panel radiator, stairs to first floor and access to lounge, dining kitchen and downstairs W.C./cloakroom.

Lounge: 15'7 (4.75m) x 10'8 (3.25m)
A relaxing and stylishly presented lounge with UPVC double glazed windows to front and side providing an abundance of natural light, two single panel radiators, T.V. point, telephone point, continuation of quality LVT wood effect flooring in herring bone pattern from hallway.

Dining Kitchen: 15'7 (4.75m) x 9' (2.74m)
A contemporary style fitted dining kitchen with range of white high gloss fronted wall and base units and complementary work surfaces over incorporating black glass electric hob with electric oven beneath, stainless steel splashback and stainless steel extractor hood above, integrated fridge and freezer, integrated dishwasher and integrated washer dryer, black composite 1 and 1/2 bowl sink and drainer with mixer tap over, concealed central heating boiler, double panel radiator, continuation of quality LVT wood effect flooring in herring bone pattern from reception hall, recess ceiling spotlights, ceiling extractor fan, UPVC double glazed windows to front and additional UPVC double glazed window to side and UPVC double glazed French doors to side providing access and outlook into garden.

Downstairs W.C./Cloakroom: 4'10 (1.47m) x 3'2 (.97m)
W.C. with push button flush, semi pedestal wash hand basin with splashback tiling, single panel radiator, ceiling extractor fan, continuation of quality LVT wood effect flooring in herring bone pattern from hallway.

FIRST FLOOR


Stairs and Landing:
A turned staircase providing access to first floor landing, loft access, built in raised storage cupboard, access to three bedrooms and family bathroom.

Master Bedroom: 9'1 (2.77m) x 9' (2.74m) plus recessed built in wardrobes
UPVC double glazed window to side, single panel radiator, built in wardrobes fronted by mirror sliding doors incorporating hanging rail and shelving, access to en-suite shower room.

En-Suite Shower Room: 9' (2.74m) x 4' (1.22m) plus door recess
A generous sized en-suite shower room with UPVC obscure double glazed window to front, large fitted shower tray set into recess with sliding glass door and glass shower screen, mains powered shower and fully tiled within, semi pedestal wash basin with mixer tap over, W.C. with push button flush, double panel radiator, ceramic tiled flooring and ceiling extractor fan.

Bedroom 2: 10'8 (3.25m) x 8'5 (2.57m) maximum 'L' shaped measurements
UPVC double glazed windows to front and side, single panel radiator.

Bedroom 3: 10'8 (3.25m) x 6'10 (2.08m)
A generous sized third bedroom with UPVC double glazed window to side, single panel radiator.

Family Bathroom: 6'5 (1.96m) x 6'3 (1.91m)
Presented in a complementary style to the en-suite shower room with UPVC obscure double glazed window to front, white panel bath with wall set mixer tap and shower hose over, semi pedestal wash basin with mixer tap over, W.C. with push button flush, ladder style heated towel rail, ceramic tiled flooring, splashback tiling around sink and bath and ceiling extractor fan.

EXTERNALLY
To the front of the property is open lawned garden area bordered by decorative slate covering which also extends along the right hand side. To the left hand side of the property is a pleasant and private enclosed garden consisting of flagged patio area adjacent to the dining kitchen leading to lawned area and raised timber decking area all with timber covered canopy over. The rear gardens are enclosed by a combination of timber panel fencing and brick wall with timber gate leading onto pathway. Set beyond the garden is a double tandem driveway.

Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .


Council Tax Band
Band C.

REFERENCE
MW/LW ID 180950


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.

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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.