Property description

**FURTHER REDUCTION BY MOTIVATED SELLER** Edwards Grounds are pleased to offer this extended FOUR bedroom semi detached house complemented by UPVC double glazing, gas central heating, two bathrooms and driveway parking. Tucked away in a cul de sac, the layout of the accommodation briefly comprises: entrance hall, lounge, kitchen diner, ground floor bedroom and bathroom. Three further bedrooms and a second bathroom/w.c. EPC Applied.

To the front of the property there are gardens laid to lawn and to the rear the property is not overlooked and has a maintenance free garden which is paved and stoned with a fence boundary. Ideally located for local amenities to include shops, schools, public transport faciltites and the M62 motorway link is only a short drive away.
Ground Floor

Entrance Hall:
Radiator, tiled floor and stairs leading to first floor.
Lounge: 15'8 (4.78m) x 11'6 (3.51m)
Living flame gas fire to an inset marble fireplace, radiator and a UPVC double glazed window to the front elevation.
Kitchen Diner: 14'9 (4.5m) x 9'1 (2.77m)
Stainless steel sink and drainer, space for a free standing cooker, floor and wall units with work surfaces, part tiled to walls, plumbed for a washing machine. UPVC double glazed window to rear elevation and back door. To the dining area is a, under stairs storage cupboard and a second UPVC double glazed window to rear elevation.
Conservatory: 14'0 (4.27m) x 8'6 (2.59m)
French door sleading to rear and side gardens, radiator.
Bedroom 4 11'4 (3.45m) x 9'7 (2.92m)
To the ground floor, radiator and a UPVC double glazed window to the front elevation.
Bathroom/W.C. (Ground Floor)
A wet room with shower, pedestal wash hand basin, low flush w.c., fully tiled to walls, a radiator and a UPVC double glazed window to the side elevation.
First Floor

Landing:
Wooden banister, over stairs airing cupboard and a UPVC double glazed window to the side elevation.
Bedroom1: 13'7 (4.14m) x 8'7 (2.62m)
Radiator, UPVC double glazed window to the front elevation.
Bedroom2: 11'1 (3.38m) x 8'3 (2.51m)
Radiator and a UPVC double glazed window to the front elevation.
Bedroom 3: 7'7 (2.31m) x 6'0 (1.83m)
Radiator and a UPVC double glazed window to the rear elevation.
Bathroom/W.C.:
A second bathroom with a panel bath, pedestal wash hand basin, low flush w.c., half tiled to walls, radiator and a UPVC double glazed window to the rear elevation.
Outside

Gardens:
As previously mentioned the property is tucked away in a cul de sac and to the front there are gardens laid to lawn and ample driveway parking. To the rear the property is landscaped with trees and is not overlooked. There is a greenhouse, two garden sheds and a vegetable garden.
Floor Plan

REFERENCE
MH/CB ID 106885 - 14.11.13

CONTACT THE WESTBROOK OFFICE
01925 232333
411 Westbrook Centre, Westbrook
Council Tax Band
Tax Band C
Local Authority
Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2NH. Telephone: (01925) 443322

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.
SURVEYS
For a professional independent survey and valuation advice, please call Edwards Grounds Surveyors 01925 653441.
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