Wrexham Close, Callands, Warrington, WA5

EDWARDS GROUNDS are delighted to offer for sale this charming and well presented detached home set in a delightful cul-de-sac location adjacent to a peaceful woodland area and pond. Viewing of the property is highly recommended to fully appreciate the presentation within and the setting and location. The property is ideal for young families, first time buyers and those seeking to downsize. The property consists of hallway providing access to lounge with outlook over woodland area and pond, contemporary style fitted breakfast kitchen with open access to large conservatory with feature bi-folding doors, three bedrooms to first floor, contemporary style fitted shower room and additional downstairs W.C. Externally there is generous parking to front and side and low maintenance and private enclosed garden consisting of flagged patio area, decorative stone covered area and artificial lawned area complemented by an array of established plants and shrubs.
FLOOR PLAN

GROUND FLOOR

Hallway: 11'8 (3.56m) maximum measurement x 5'9 (1.75m) maximum measurement
An 'L' shaped hallway accessed via quality and contemporary style composite front door incorporating obscure double glazed panel and matching UPVC obscure double glazed window to side of door, single panel radiator, recess ceiling spotlights, stairs to first floor, access to lounge, breakfast kitchen and downstairs W.C.
Lounge: 15'7 (4.75m) maximum measurement x 11'6 (3.51m)
A pleasant lounge with UPVC double glazed window to front and UPVC double glazed window to side providing pleasant outlook over woodland area and pond, double panel radiator, T.V. point, telephone point, coving to ceiling.
Breakfast Kitchen: 15'6 (4.72m) x 8'3 (2.51m)
A contemporary style fitted breakfast kitchen with range of cream high gloss fronted wall and base units with complementary work surfaces over incorporating 'Neff' black glass touch control electric hob with complementary 'Neff' black glass extractor hood above, integrated 'Neff' electric oven, full sized integrated larder fridge and full sized integrated freezer, integrated dishwasher, integrated wine chiller, black composite 1 1/2 bowl sink and drainer with mixer tap over, metro pattern splashback tiling, cupboard housing central heating boiler, recess ceiling spotlights, single panel radiator, UPVC double glazed window to front and UPVC double glazed window to side, access to under stairs space which has been conscientiously adapted to be a utility area incorporating plumbing for a washing machine and further storage space and down light, open access through to conservatory.
Conservatory: 15'6 (4.72m) x 8'8 (2.64m)
A key feature of the property is the large conservatory open plan to the kitchen with vaulted double glazed roof, UPVC double glazed windows to two sides and three panel bi-folding UPVC double glazed doors providing direct access onto patio area, double panel radiator, up lighting set into windowsills and 'Nest' thermostatic wall control.
Downstairs W.C./Cloakroom: 6'6 (1.98m) x 2'6 (.76m)
W.C. with push button flush, wash basin set onto base unit with storage cupboards beneath and mixer tap over, stone effect splashback tiling and complementary tiling to floor, single panel radiator, UPVC obscure double glazed window to side.
FIRST FLOOR

Stairs and Landing:
UPVC obscure double glazed window to rear and access to three bedrooms and bathroom.
Master Bedroom: 11'7 (3.53m) x 8'6 (2.59m) plus door recess
UPVC double glazed window to front, single panel radiator, recess ceiling spotlights, built in wardrobes fronted by mirrored sliding doors and incorporating hanging rail and shelving.
Bedroom 2: 8'6 (2.59m) x 8'5 (2.57m) plus door recess
UPVC double glazed window to side, single panel radiator, built in wardrobes fronted by sliding doors and incorporating hanging rail and shelving and built in raised airing cupboard set over stairwell housing hot water tank and shelving.
Bedroom 3: 8'10 (2.69m) x 6'10 (2.08m)
A generous sized third single bedroom with UPVC double glazed window to side providing a delightful outlook over woodland area and pond, single panel radiator. This room is currently used as a dressing room but would also serve well as a home office/study.
Shower Room: 6'8 (2.03m) x 5'5 (1.65m)
A contemporary style fitted shower room consisting of large floor set shower tray with large fitted glass shower screen incorporating large fixed shower head and additional shower hose with wall mounted electronic temperature controls, contemporary style rectangular wash basin with mixer tap over blended into display countertop with storage cupboards beneath and W.C. with concealed cistern and push button flush, chrome ladder style heated towel rail, recess ceiling spotlights, ceramic tiling to majority of walls and UPVC obscure double glazed window to side.
Externally
The property is set within a pleasant and peaceful location adjacent to a communal woodland area and pond with access leading to generous parking set across the front and to the right hand side of the property with flagged area and decorative stone covered area. At the end of the drive is a timber gate leading through to the enclosed garden. The garden is low maintenance and private with flagged patio area, decorative stone covered area, artificial lawned area and timber retained raised bedding borders complemented by an array of established shrubs and plants all enclosed by timber panel fencing.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: (01925) 443322.
Council Tax Band
Band C.
REFERENCE
MW/LW ID 180066

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.
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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.