• A semi detached family home +
• NO ONWARD CHAIN involved +
• Scope for modernisation throughout +
• Highly regarded residential location +
• Spacious lounge to front +
• Kitchen and dining room to rear +
• Three well proportioned bedrooms +
• Adapted shower/wet room +
• Tandem linked garage +
• Pleasant enclosed garden to rear +

EDWARDS GROUNDS offer for sale this semi detached family home set in a pleasant and quiet cul-de-sac location. The property is available with NO ONWARD CHAIN involved and offers scope and potential for modernisation throughout. The property consists of entrance porch leading onto hallway, generous sized lounge to front, kitchen to rear with access to dining room which offers scope to adapt into a spacious dining kitchen, three well proportioned bedrooms to first floor and a wet/shower room.

Externally the property has driveway to front leading to linked and long tandem garage, garden to front and pleasant enclosed low maintenance garden to rear. Viewing is recommended to appreciate the potential on offer and the location which is ideally situated for access to local amenities, well regarded schools and access routes for commuting around the wider North West region via the M6 and M62.
FLOOR PLAN

GROUND FLOOR

Entrance Porch: 9'5 (2.87m) x 1'7 (.48m)
Access via UPVC double glazed double doors with UPVC double glazed windows to sides and above, access through to hallway.
Hallway: 11'4 (3.45m) x 6'4 (1.93m) including staircase
Access via an obscure glazed panel door with matching obscure glazed window to front, double panel radiator, telephone point, stairs to first floor with useful under stairs storage cupboard housing electric meter, electric fuse board and lighting within, access to lounge and kitchen.
Lounge: 13'8 (4.17m) x 12' (3.66m) maximum measurement
UPVC double glazed window to front, contemporary fireplace surround incorporating electric fire, T.V. point, period coving to ceiling.
Kitchen: 8'10 (2.69m) x 8' (2.44m)
UPVC double glazed window to rear providing pleasant outlook over garden, range of wall and base unit with roll edge work surfaces over incorporating stainless steel sink and drainer, space for cooker, plumbing and recess space for a washing machine, partial tiling to walls, secure UPVC obscure double glazed door leading to linked garage and access through to dining room.
Dining Room: 9'6 (2.9m) x 8' (2.44m)
UPVC double glazed window to rear providing outlook onto garden, double panel radiator. The position of the kitchen and dining room offers potential to adapt into a spacious dining kitchen (subject to relevant building requirements).
FIRST FLOOR

Stairs and Landing:
UPVC obscure double glazed window to side, loft access and access to three bedrooms and wet/shower room.
Master Bedroom: 11'10 (3.61m) x 11'1 (3.38m) maximum measurements
UPVC double glazed window to front, single panel radiator.
Bedroom 2: 11'1 (3.38m) x 9'9 (2.97m)
A second double bedroom with UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator.
Bedroom 3: 8'4 (2.54m) x 7'5 (2.26m) maximum L shaped measurements
A generous sized single bedroom with UPVC double glazed window to rear providing pleasant outlook over garden and single panel radiator.
Wet/Shower Room: 7'2 (2.18m) x 6' (1.83m) maximum measurements
Large UPVC obscure double glazed window to front, floor set drainage set into sealed floor with wall mounted mains powered shower, W.C. with wall mounted cistern, pedestal wash basin with mixer tap over, full tiling to walls, built-in cupboard housing combi central heating boiler set over bulk head of stairs and wall extractor fan.
Externally
To the front of the property is a flagged and block paved driveway fronting linked garage and low level boundary brick wall to front with lawned garden beyond incorporating soil bedding borders. To the rear of the property is a spacious low maintenance garden consisting of concrete hard standing and flagged patio area on two levels and a strip of lawn to the left hand side of rear garden, all enclosed by timber panel fencing.
Tandem Garage: 23'4 (7.11m) x 8'8 (2.64m)
A generous sized tandem garage fronted by up and over door, power and lighting within, UPVC double glazed door and window to rear providing access to rear garden. The garage is linked to the property and a party wall adjoining neighbours garage.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band B.
REFERENCE
MW/LW ID 182317

**CONTACT THE WOOLSTON OFFICE
**
24a Manchester Road, Woolston, Warrington

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
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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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