EDWARDS GROUNDS are delighted to offer for sale this charming and well presented modern detached family home set in a delightful cul-de-sac location within generous gardens and grounds with the added benefit of tree lined view to rear. Viewing of the property is highly recommended to appreciate. The property consists of entrance porch leading through to large contemporary style open plan dining kitchen with adjoining utility room and downstairs w.c., spacious dual aspect lounge with adjoining conservatory and large home office/additional reception room which is adaptable in use, to the first floor are four bedrooms with contemporary style en-suite shower room to master bedroom and spacious contemporary style family bathroom. Externally the gardens and grounds are generous is size and consist of open lawned garden area to front complemented by an array of shrubs and plants and established gardens to rear with patio areas, lawned area, an array of plants and shrubs and delightful tree lined outlook beyond. To the left hand side of the property is a spacious driveway and detached double garage.
FLOOR PLAN

GROUND FLOOR

Entrance Porch: 6'2 (1.88m) x 2'4 (.71m)
Accessed via UPVC double glazed double doors and additional UPVC double glazed windows to front and side, quarry tiled floor, access through to dining kitchen.
Dining Kitchen: 20'1 (6.12m) x 14'4 (4.37m) maximum including stairs to 9' 1' minimum
The open plan dining kitchen has been conscientiously adapted by the current owner to make a spacious and contemporary style room ideal for family use with range of quality kitchen units to base and walls with impressive polished stone work surfaces extending into a peninsular breakfast bar, electric touch control induction hob with electric oven beneath and stainless steel canopy extractor hood above, integrated dishwasher, under mount 1 1/2 bowl stainless steel sink and drainer with mixer tap over, under wall unit lighting, recess ceiling spotlights, two single panel radiators and a double panel radiator, quality engineered wood flooring, useful under stairs storage cupboard, stairs to first floor, UPVC double glazed windows to front and rear with rear providing pleasant outlook over garden with tree lined view beyond and open access through to utility room.
Utility Room: 6'3 (1.91m) x 4'10 (1.47m)
Base and wall units and counter top matching the kitchen with stainless steel sink and drainer with mixer tap over, plumbing and recess space for a washing machine, space for tall standing fridge freezer, continuation of quality engineered wood floor, recess ceiling spotlights, UPVC obscure double glazed window leading to garden, access to downstairs w.c.
Downstairs W.C.: 5' (1.52m) x 3'6 (1.07m)
Contemporary style fitted downstairs w.c. with push button flush, rectangular wash basin with mixer tap over and base unit with cupboard beneath, attractive splashback tiling, recess ceiling spotlights, wall extractor fan.
Lounge: 20'1 (6.12m) x 10'6 (3.2m)
A spacious and stylishly presented lounge with two UPVC double glazed windows to front and UPVC double glazed sliding patio doors providing access to conservatory, quality engineered wood flooring, double panel radiator, t.v. point, coving to ceiling and access to home office/second reception room.
Conservatory: 9'10 (3m) x 9'1 (2.77m)
UPVC double glazed shaped conservatory with vaulted glass panel roof, wall lights and integrated electric kick board heater, under floor heating and UPVC double glazed double doors leading onto garden.
Home Office/Second Reception Room: 17'6 (5.33m) x 7'5 (2.26m)
A useful extension to this property which is adaptable in use. Could be used as a home office but would also be ideal as a second sitting room, children's playroom or potential as a downstairs bedroom with UPVC double glazed window to front and UPVC double glazed French doors to rear leading onto garden, vaulted roof incorporating two velux triple glazed skylight windows, bespoke tall wall radiator and wall lights, attractive laminate wood flooring.
FIRST FLOOR

Stairs and Landing:
Loft access, built in linen cupboard incorporating shelving and access to four bedrooms and family bathroom.
Master Bedroom: 11'10 (3.61m) x 10'9 (3.28m)
UPVC double glazed window to front, single panel radiator and access to en-suite shower room.
En-Suite Shower Room: 5'9 (1.75m) x 5'6 (1.68m)
A contemporary style fitted en-suite shower room with quadrant glass shower enclosure incorporating mains powered shower with fixed shower head and additional shower hose, contemporary wash basin set onto wall mounted base unit with mixer tap over, w.c. with push button flush, chrome ladder style heated towel rail, attractive wood effect tiled flooring and splashbak within shower enclosure and complementary tiling to walls, UPVC obscure double glazed window to front, recess ceiling spotlights and ceiling extractor fan.
Bedroom 2: 12' (3.66m) maximum measurements to back of wardrobes x 8'4 (2.54m)
A second double bedroom with UPVC double glazed window to front, single panel radiator, built in double wardrobes and drawers incorporating hanging rail and shelving.
Bedroom 3: 8'1 (2.46m) x 8' (2.44m)
UPVC double glazed window to rear providing pleasant outlook over garden with tree lined view beyond, single panel radiator and raised built in double wardrobe.
Bedroom 4: 8'1 (2.46m) x 7'8 (2.34m)
UPVC double glazed window to rear with pleasant outlook over garden with tree lined view beyond, double panel radiator. Currently used as a dressing room but ideal as a fourth single bedroom.
Family Bathroom: 9'1 (2.77m) x 4'10 (1.47m)
A quality and contemporary style fitted family bathroom consisting of a white bath with centrally set mixer tap over, fixed shower head over and additional shower hose, glass shower screen and tiled panelling to sides, pedestal wash basin with mixer tap over, w.c. with push button flush, tall chrome ladder style heated towel rail, full tiling to walls and floor, recess ceiling spotlights and UPVC obscure double glazed window to rear.
Externally
To the front of the property is an open lawned garden area complemented by an array of shrubs, plants and trees and block paved pathway leading across the front of the property providing access through to the porch. To the left hand side of the property is a generous sized driveway providing parking for numerous vehicles and access to detached double garage. From the driveway is timber gate leading through to the rear garden. The rear gardens are a key feature of the property with decorative stone covered area adjacent to conservatory, block paved patio area adjacent to the kitchen and lawned garden beyond with soil bedding borders complemented by an array of established plants and shrubs, all enclosed by timber panel fencing with further timber gate to the right hand side leading to a useful garden storage area. Set within the garden is also a raised fish pond and external lighting and water supply and pleasant tree lined outlook beyond.
Double Detached Garage: 17' (5.18m) x 17' (5.18m)
Accessed via two up and over doors, power and lighting within and vaulted roof.
Virtual Tour
To view the virtual tour for this property go to Local Authority
Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2NH. Telephone:[use Contact Agent Button].


Council Tax Band
Band D.
REFERENCE
MW/LW ID 174121

CONTACT THE WESTBROOK OFFICE
[use Contact Agent Button]
411 Westbrook Centre, Westbrook
Social Media
You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

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.

In compliance with the Solicitors Code of Conduct 2007 we confirm to you that we will receive a referral fee for instructing the solicitor dealing with your transaction. Full details will be given with any quotation. This will not be charged to you in any way.