Paddock Rise, Beechwood, Runcorn, WA7

EDWARDS GROUNDS offer for sale this semi detached family home set in a pleasant cul-de-sac location close to local amenities and well regarded schools. The property consists of entrance hall leading onto stylishly presented lounge with open access to dining room with conservatory to rear, spacious open plan kitchen and breakfast room, three bedrooms and contemporary style upstairs bathroom. Externally there is block paved driveway to front leading to converted garage currently used as a teenagers games room but is adaptable in use and generous sized garden and patio to rear access from the rear garden to a communal parking area.
FLOOR PLAN

GROUND FLOOR

Entrance Hall: 8'3 (2.51m) x 4'1 (1.24m) maximum measurement
Accessed via composite front door incorporating obscure double glazed panel and UPVC obscure double glazed window to side, laminate wood flooring, built in cloak cupboard housing gas meter, electric meter and electric fuse board, coving to ceiling, telephone point, stairs to first floor and access through to lounge via etched glazed panel door.
Lounge: 13'8 (4.17m) x 11'7 (3.53m) maximum measurement
A stylishly presented lounge with UPVC double glazed arched window to front providing pleasant outlook along cul-de-sac, double panel radiator, continuation of laminate wood flooring from entrance hall, contemporary style electric panel wall heater, double panel radiator, T.V. point, recess into wall ideal for housing of flat screen T.V. and coving to ceiling and open access through to dining room.
Dining Room: 11'7 (3.53m) x 7'6 (2.29m)
Continuation of laminate wood flooring from lounge, double panel radiator, coving to ceiling, UPVC double glazed sliding patio doors leading to conservatory and access through to breakfast room.
Conservatory: 10'10 (3.3m) x 8'8 (2.64m)
A UPVC double glazed conservatory with vaulted poly carbon roof, double panel radiator, laminate wood flooring, ceiling fan and light fitment and UPVC double glazed French doors to side leading into garden.
Breakfast Room: 11'2 (3.4m) x 7' (2.13m)
Open plan to the kitchen with fitted breakfast bar, double panel radiator, laminate wood flooring, useful under stairs storage cupboard incorporating shelving, recess ceiling spotlights, UPVC obscure double glazed door leading to garden and archway access through to kitchen area.
Kitchen Area: 11'2 (3.4m) x 7'4 (2.24m)
Range of white fronted wall and base units with complementary work surfaces over incorporating five burner gas hob with electric oven beneath and stainless steel canopy extractor hood above, slimline dishwasher, circular stainless steel sink with mixer tap over, plumbing and recess space for a washing machine, continuation of laminate wood flooring from breakfast area, recess ceiling spotlights and UPVC double glazed window to rear overlooking garden.
FIRST FLOOR

Stairs and Landing:
UPVC obscure double glazed window to side, loft access, built in cupboard housing 'Main' central heating boiler and access to three bedrooms and bathroom.
Master Bedroom: 12'9 (3.89m) x 8'10 (2.69m)
UPVC double glazed window to front providing pleasant outlook along cul-de-sac, single panel radiator, laminate wood flooring, coving to ceiling.
Bedroom 2: 10'6 (3.2m) plus recessed wardrobes x 8'5 (2.57m)
UPVC double glazed window to rear overlooking garden, laminate wood flooring, single panel radiator.
Bedroom 3: 7'8 (2.34m) x 6'4 (1.93m)
UPVC double glazed window to rear, laminate wood flooring.
Family Bathroom: 6' (1.83m) x 5'10 (1.78m)
A quality and contemporary style fitted family bathroom with white panel bath with centrally set mixer tap over and large fixed shower head and additional shower hose and complementary glass shower screen, rectangular wash basin with matching mixer tap over set onto base unit with storage cupboards beneath and W.C. with matching base unit housing cistern and push button flush, contemporary style panel radiator, full tiling to wall and floors, recessed ceiling spotlights, wall extractor fan and UPVC obscure double glazed window to front.
Externally
To the front of the property is a blocked paved driveway providing parking and block paved path extending across the front of the property with open lawned garden area and external lighting and electric car charger point and access to converted garage. To the rear of the property is a spacious garden split on to two levels with patio area adjacent to kitchen and conservatory with steps leading up to a generous sized lawned garden area with block paved pathway leading through to spacious block paved patio area set to rear boundary currently housing a timber shed and a gate to rear of block paved patio provides access onto shared carpark area used by residents within Paddock Rise on an unallocated basis. The rear access is ideal for removal of garden waste and equipment and also provides access to further shared parking.
Converted Garage: 16'8 (5.08m) x 7'4 (2.24m)
The garage has been conscientiously converted to be currently used as a teenagers games room but is adaptable in use and would also serve well as a home gym or home office/workplace. The garage is access via electrically operated roller shutter door with majority of walls being plasterboard panelled and has power and lighting within.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: 0303 333 4300.
Council Tax Band
Band C.
REFERENCE
MW/LW ID 141369

CONTACT THE RUNCORN OFFICE
01928 574477
49 Church Street, Runcorn

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.

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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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