Woodcote Close, Orford, Warrington, WA2

EDWARDS GROUNDS are delighted to offer for sale this charming detached family home set in a generous size corner plot, located close to local amenities and schools and viewing of the property is highly recommended to fully appreciate. The property consists of entrance hall leading to lounge with open access to dining room, generous size conservatory to rear, quality fitted kitchen, three well proportioned bedrooms, quality and spacious family bathroom. Externally the property has generous gardens and grounds with double driveway to front, patios and lawned area to side and rear. Converted detached garage which is ideal as a home office and is adaptable in use.


FLOOR PLAN

Entrance Hall 4'5 (1.35m) x 4'6 (1.37m)
Accessed via quality composite front door incorporating obscure double glazed panels, laminate wood flooring, tall column wall radiator, telephone point, stairs to first floor, cloak cupboard housing electric fuse board, electric meter and water meter, access through to lounge.
Lounge 12'4 (3.76m) x 14'2 (4.32m) into recess
A stylish presented lounge with UVPC double glazed window to front, double panel radiator, laminate wood flooring, contemporary style fireplace surround with polished stone hearth, T.V. point, open access to dining room.
Dining Room 8'9 (2.67m) x 8'3 (2.51m)
Presented in a complimentary style to the lounge with continuation of laminate wood flooring, tall column wall radiator, UVPC double glazed French doors leading to conservatory, access through to kitchen.
Kitchen 8'10 (2.69m) x 8'8 (2.64m)
A quality fitted kitchen with range of light grey front wall and base units with complimentary work surfaces over, incorporating black glass gas hob with pull out filter extractor hood above and electric oven beneath, one and a half bowl grey composite sink and drainer, with mixer tap over, plumbing in recess space for washing machine, space for tall standing fridge freezer, cupboard housing central heating boiler, ceramic tiled flooring, double glazed window providing outlook into conservatory, UVPC obscure double glazed door to side leading to patio area, useful under stairs storage cupboard incorporating shelving and housing gas meter.
Conservatory 13'8 (4.17m) x 8'8 (2.64m)
UPVC double glazed conservatory with vaulted glass conservatory roof, fitted blinds to vaulted roof and electrically operated window openers set into roof, UPVC double glazed French doors to two sides of conservatory providing access to patio and side pathway, engineered wood flooring, two electric wall heaters.
Stairs and Landing
UPVC obscure double glazed window to side, contemporary style spindles and balustrade, loft access, access to three bedrooms and bathroom.
Master Bedroom 11'8 (3.56m) x 10'7 (3.23m)
UPVC double glazed window to front, double panel radiator, fitted wardrobes fronted by sliding doors, incorporating hanging rail and shelving, telephone point.
Bedroom 2 9'9 (2.97m) x 9' (2.74m) plus door recess
UPVC double glazed window to rear, double panel radiator, built in wardrobe, incorporating hanging rail and shelving.
Bedroom 3 6'6 (1.98m) x 6'8 (2.03m)
UPVC double glazed window to rear, double panel radiator, built in wardrobe incorporating hanging rail and shelving.
Family Bathroom 7'5 (2.26m) x 6'5 (1.96m)
A quality fitted and spacious family bathroom consisting of a shaped white panel bath with mixer tap over, shower hose over and glass shower screen, corner set W.C. with push button flush, wash basin blended into counter top with mixer tap over with storage cupboards beneath, full tiling to wall, useful raised recess display area incorporating shelving and downlight, tiling to walls and floor.
Externally
The property is set on a corner plot with generous gardens and grounds. To the front is double width flagged driveway and a flagged pathway leading through to front door with well maintained open lawn garden area with established shrubs and hedgerow. To the right hand side of the property is a timber gate leading through to side patio. The rear and side gardens are a key feature of the property with flagged patio areas to side leading through to lawn section, bark covered bedding borders and additional patio area set adjacent to converted detached garage, all enclosed by timber panel fencing. Set beyond converted garage is a timber decking area ideal for housing of garden shed and an area down left hand side of property ideal for storing refuse bins. The property also has outside water supply, lighting and power points.
Converted Detached Garage 16'2 (4.93m) x 7'8 (2.34m)
The garage has been converted to a home office which is adaptable in use and would also serve well as a play room, craft room or home gym, with double glazed sliding patio doors to front and additional composite door to side, UPVC obscure double glazed window to side, electric panel heater, power and lighting within, wood effect vinyl flooring and floor to ceiling vertical blinds at far end providing screened area for storage.
Local Authority
Warrington Borough Council
Council Tax Band
Band C
REFERENCE


CONTACT THE WARRINGTON OFFICE
01925 820888
24a Manchester Road, Warrington, WA1 4AD
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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.

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.