Colette Gunter Estate Agents are delighted to bring to the market this immaculately presented extended three bedroom linked house which offers deceptively spacious family accommodation, including two spacious entertaining rooms, conservatory, breakfast kitchen, utility room and a luxury family bathroom. The property has the advantage of a delightful westerly facing rear garden and is situated in a cul-de-sac location convenient for local shops, schools, transport links and Formby village with all its amenities is within easy reach. EARLY VIEWING IS HIGHLY RECOMMENDED.

Enclosed Vestibule
U.P.V.C framed double glazed door with windows to sides; tiled flooring.

Entrance Hall
Laminate flooring; stairs to first floor.

Rear Entertaining Room
16' 05" x 14' 11" (5.00m x 4.55m) Feature fire surround fitted with a living flame coal effect gas fire with 'marble' inset and hearth; laminate flooring; U.P.V.C framed double glazed double opening doors with windows to sides leading to ......

Conservatory
13' 03" x 9' 07" (maximum dimensions) (4.04m x 2.92m) U.P.V.C framed double glazed windows and U,P.V.C framed double opening doors leading onto the westerly facing rear patio and garden; tiled flooring; ceiling fan light.

Rear Family Room
25' 11" x 7' 11" (7.90m x 2.41m) Laminate flooring; U.P.V.C framed double opening doors leading onto the rear westerly facing patio and garden.

Breakfast Kitchen
16' 04" (maximum dimensions) x 9' 11" (4.98m x 3.02m) Excellent range of base, wall, drawer and china cabinets with under unit lighting; integrated dishwasher, fridge and freezer; 'Baumatic' five burner gas hob with cooker hood above and built under 'Neff' double oven; wine cooler; one and a half bowl stainless steel sink unit with mixer tap; part tiled walls and tiled flooring; under stairs storage cupboard; U.P.V.C framed double glazed window to front.

Utility Room
Plumbing for an automatic washing machine; space for an upright refrigerator and freezer; built in open shelving; laminate flooring; wall mounted 'Vaillant' gas heating boiler; door to storage (originally part of the garage).

FIRST FLOOR


Landing
U.P.V.C framed double glazed opaque window to side; access hatch to a partially boarded loft.

Bedroom No. 1
12' 09" (to wardrobes) x 9' 01" (3.89m x 2.77m) U.P.V.C framed double glazed window to front; laminate flooring; built in wardrobes with hanging rails and shelving, drawer unit and bedside cabinet.

Bedroom No. 2
13' 00" (into door well) x 8' 06" (3.96m x 2.59m) U.P.V.C framed double glazed window to rear; laminate flooring.

Bedroom No. 3
13' 00" x 6' 00" (3.96m x 1.83m) U.P.V.C framed double glazed window to rear; built in wardrobe with hanging rail.

Luxury Family Bathroom with WC combined
Suite comprising a 'Phoenix' whirlpool bath; wash hand basin in a grey high gloss vanity unit and wc; wall hung storage unit; ladder style heated towel rail; tiled walls and flooring; U.P.V.C framed double glazed opaque window to side.

OUTSIDE


Gardens
Gardens are present to the front and rear. The front garden is paved providing ample parking. The delightful westerly facing rear garden has a patio area which is ideal for Al Fresco dining and is laid to lawn with well stocked borders.

PLEASE NOTE
Property Disclaimer

*Colette Gunter advise that all interested parties should satisfy themselves as to the accuracy of the description, measurements and floorplan provided, either by inspection or otherwise. All measurements , distances and areas are approximate only. All fixtures, fittings and other items are NOT included unless specified in these details. Any services, heating systems or appliances have not been tested and no warranty can be given or implied as to their working order *