Coppice Green, Westbrook, Waa, WA5

EDWARDS GROUNDS are delighted to offer for sale this charming and well presented detached family home set in a highly sought-after location close to well regarded schools, the Westbrook Centre, Gemini Retail Park and commuting route around the Northwest region via M62.

The property has been conscientiously adapted and upgraded by the current owners to provide generous living accommodation to the ground floor consisting of entrance hall, lounge with bay window and feature fireplace, sitting room/family room, quality breakfast kitchen with open access to a superb family dining room, utility room adjacent to kitchen with downstairs W.C./cloakroom. To the first floor is four well proportioned bedrooms, quality vintage style en-suite bathroom and contemporary fitted family bathroom. Externally there is double width driveway to the front with open wall garden and delightful enclosed gardens to rear with large timber decking area with fitted pergola with retractable cover ideal for outside dining.
Floor Plan

GROUND FLOOR

Entrance Hall
Access via a quality composite front door incorporating obscure double glazed panel with UPVC obscure double glazed window to side, recess spotlight, coving to ceiling, stairs to first floor, quality wood block effect laminate flooring, access to lounge and sitting room.
Lounge 15'2 (4.62m) Into bay window x 11'11 (3.63m) Plus chimney breast recesses
A stylish appointed lounge with UPVC double glazed bay window to front incorporating feature half height colonial style shutters and shaped single panel radiator beneath set into bay, feature living flame remote control contemporary style fire recessed into chimney breast with chrome surround, range of built-in display shelving and storage cupboards set into either side of chimney breast, dado rail, coving to ceiling, quality wood block effect laminate flooring, T.V. point and access through to breakfast kitchen.
Sitting Room 15'8 (4.78m) x 8'10 (2.69m) Maximum to 7ft x 6
Formally an integral garage that has been conscientiously adapted into useful additional reception room which is currently used as a second sitting room but would serve well as a children's playroom, home office or downstairs bedroom, with two UPVC double glazed windows to front incorporating half height colonial style shutters, single panel radiator, continuation of quality wood block effect laminate flooring, feature wood panelling to walls, range of built in storage cupboards and display shelving housing combi central heating boiler and electric fuse board, access through to utility room.
Breakfast Kitchen 17'7 (5.36m) x 10'2 (3.1m)
A generous size and quality fitted Breakfast Kitchen with a range of wall and base units incorporating feature black granite polished work surfaces with drainer for sink, adjoining wood block peninsular breakfast bar, black gas hob with electric oven beneath and stainless steel and glass black extractor hood above and polished black glass splashback, under mount sink with mixer tap over, a range of wall units in contrasting colour incorporating recess space for American style fridge freezer and impressive larder cupboard with large base drawers, internal drawers, extensive display shelving, power points, mosaic effect tiling splashback and wood block work surface, quality polished ceramic tile flooring, tall column wall radiator, useful understairs storage cupboard incorporating shelving, under base unit and under wall unit lighting, open access to family dining room and raised opening over sink to family dining room.
Family Dining Room 16'3 (4.95m) x 8'10 (2.69m)
A key feature of this quality family home is the family dining room that is open plan to the kitchen with range of UPVC double glazed windows to three sides incorporating colonial style full height shutters, contemporary style freestanding log burner set to corner, quality wood block effect laminate flooring, double panel radiator, vaulted ceiling incorporating recessed ceiling spot lights and four double glazed skylight windows, UPVC double glazed French Doors leading on to timber decking area and garden beyond incorporating fitted blinds.
Utility Room 8'4 (2.54m) x 5'8 (1.73m) Plus recess
Complementary to the kitchen with base units with attractive wood block work surfaces over incorporating stainless steel circular wash basin with mixer tap over, plumbing and recess space for washing machine and dishwasher, continuation of quality polished ceramic tile flooring, single panel radiator, UPVC double glazed door and window to rear incorporating fitted blinds and access to downstairs W.C./cloakroom.
Downstairs W.C./Cloakroom 5'0 (1.52m) x 4'3 (1.3m)
UPVC obscure double glazed window to side. W.C. with push button flush, pedestal wash basin with mixer tap over, half height wood panelling to wall, continuation of quality polished ceramic tile floor and single panel radiator.
FIRST FLOOR

Stairs and Landing
Loft access, built in linen cupboard incorporating access to four bedrooms and family bathroom.
Master Bedroom 14'5 (4.39m) To back of wardrobes x 8'10 (2.69m)
UPVC double glazed window to front incorporating half height colonial style shutters, featured papered wall, recessed ceiling spot lights, single panel radiator, built in wardrobes fronted by mirrored sliding doors, incorporating hanging rail and shelving and access to ensuite.
En suite Bathroom 9'0 (2.74m) x 5'0 (1.52m) Maximum measurement
A quality fitted vintage style en suite bathroom consisting of feature petit free standing bath tub with period style mixer tap and shower hose over and additional large fixed shower head with wall set shower controls, complementary vanity unit incorporating sink with mixer tap over, storage drawers beneath, display counter top, and complimentary wall mounted cupboards and display shelving, incorporating mirrors and W.C., chrome ladder style heater towel rail, partial tiling to walls, ceramic tiling to floor, recessed ceiling spot lights, extractor fan and UPVC obscure double glazed window to rear.
Bedroom 2 12'3 (3.73m) x 9'4 (2.84m)
A generous size second double bedroom with UPVC double glazed window to front incorporating half height colonial style shutters, single panel radiator, recessed built in wardrobes front by mirrored sliding doors, incorporating hanging rail and shelving.
Bedroom 3 9'10 (3m) x 9'2 (2.79m)
UPVC double glazed window to rear with half height colonial style shutters, single panel radiator, recessed built in wardrobes fronted by mirrored sliding doors, incorporating hanging rail and shelving.
Bedroom 4 9'3 (2.82m) Maximum measurement x 6'11 (2.11m)
A well proportioned fourth bedroom with UPVC double glazed window to front incorporating half height colonial style shutter, single panel radiator, wall shelving and hanging rail, recessed ceiling spot light and useful range of built in storage cupboard incorporating shelving. This room would also serve well as a home office/study.
Family Bathroom 7'7 (2.31m) x 6' (1.83m)
A quality and contemporary style fitted bathroom suite, comprising of 'P' shaped panel bath with fixed shower head and additional shower hose and mixer tap, curved glass shower screen, pedestal wash basin with mixer tap over, W.C. with push button flush, chrome ladder style heated towel rail, full tiling to walls and floor, ceiling extractor fan.
Externally
To the front of the property is a double width driveway providing generous parking, open lawned garden complimented by established tree, with bedding border to front and access to front door. To the right hand side of the driveway is a decorative slate covered area ideal for housing of refuse bins and timber gate leading through to side path proceeding through to the rear garden. The rear garden is a key feature of the property and consists of large timber decking area set around family dining room and adjacent to utility room. The timber decking area incorporates a free standing pergola with retractable cover creating an ideal space for outside dining. Beyond the timber decking is well maintained lawns, decorative slate covered areas and pathway and bark covered bedding borders complimented by an array of established plants, shrubs and trees all enclosed by timber panel fencing. Set to rear boundary is also a timber summer house and there is external water supply and lighting to rear.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: (01925) 443322.
Council Tax Band
Band D
REFERENCE


CONTACT THE WESTBROOK OFFICE
01925 232333
411 Westbrook Centre, Westbrook

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.
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.