11, Church Lane, Bolton, BL5 3PP

Summary Situated on the ever-popular Church Lane, this two-bedroom home presents an excellent opportunity for buyers looking to renovate and create a property tailored to their own tastes.

Requiring modernisation throughout, the home offers generous room sizes, high ceilings and plenty of character, making it an ideal purchase for first-time buyers, investors or those seeking a rewarding renovation project.

The ground floor comprises a spacious lounge with built-in storage and French doors leading into the dining area, creating an excellent flow for everyday living and entertaining.

The dining room opens into the fitted kitchen, which offers good storage and workspace while providing access to the rear garden.

Outside, the private garden features a patio area leading to a lawn surrounded by mature trees and established planting, offering fantastic potential to become a peaceful outdoor retreat.

To the first floor are two well-proportioned bedrooms, including a generous principal bedroom, along with a modern family bathroom fitted with a three-piece suite incorporating a shower over the bath.

Conveniently located, the property is within easy reach of local shops, supermarkets, cafs and everyday amenities.

Families will appreciate the selection of well-regarded primary and secondary schools nearby, while commuters benefit from excellent transport links, including easy access to Westhoughton town centre, Daisy Hill and Westhoughton railway stations, regular bus routes and the M61 motorway, providing straightforward connections to Bolton, Manchester, Wigan and beyond.

Offering spacious accommodation, a sought-after location and huge scope for improvement, this is a fantastic opportunity to add value and create a wonderful home.

Council Tax Band: A Tenure: Freehold Lounge (3.36m x 4.35m) A generously proportioned reception room offering an excellent amount of living space, enhanced by high ceilings and a large window that allow for plenty of natural light.

Featuring wood-effect flooring, useful built-in storage and French doors opening into the dining area, this room provides a versatile space for relaxing or entertaining.

Kitchen / Dining Room (4.35m x 6.27m) The kitchen is fitted with a range of contemporary wall and base units complemented by contrasting work surfaces, providing ample storage and preparation space.

An open serving area connects the kitchen with the dining room, creating a sociable layout, while a rear window and skylight help to brighten the space.

Bedroom 1 (4.21m x 4.36m) A spacious double bedroom featuring a large window that fills the room with natural light.

The generous proportions provide excellent flexibility for a variety of bedroom layouts, creating a comfortable principal bedroom.

Bedroom 2 (2.73m x 3.82m) A well-proportioned second bedroom enjoying plenty of natural light from the window.

The room offers excellent versatility, making it suitable as a guest bedroom, children's room or home office.

Bathroom (1.71m x 2.21m) The bathroom is fitted with a three-piece suite comprising a panelled bath with shower over and glazed screen, wash hand basin with vanity storage and WC.

Finished with contemporary tiling and complemented by a heated towel rail.

Rear Garden The rear garden enjoys a private feel with a paved patio leading onto a lawn bordered by mature planting, established shrubs and attractive greenery.

Offering a balance of outdoor seating space and planting areas, it provides plenty of potential for keen gardeners or those looking to create their own outdoor retreat.

Auctioneers Additional Comments Pattinson Auction are referred to as The Auctioneer.

This auction lot is being sold by either conditional (Modern) or unconditional (Traditional) auction terms and overseen by The Auctioneer.

The method of auction sale and the applicable terms and conditions are found on the lot page of this property on The Auctioneers website.

The property is available to view strictly by appointment only via any Marketing Agent or The Auctioneer.

Please be aware that any enquiry, bid or viewing of the subject property will require your details to be shared between any marketing agent and The Auctioneer so that matters can be dealt with effectively.

The property is being sold via a transparent online auction. To submit a bid, all bidders must adhere to a verification of identity process in line with Anti Money Laundering procedures.

Bids can be submitted at any time and from anywhere.

Auctioneers Additional Comments The advertised price is commonly referred to as a Starting Bid or Guide Price and is accompanied by a Reserve Price.

The Reserve Price is confidential to the seller and The Auctioneer and will typically be within a range above or below 10% of the Guide Price or Starting Bid. These prices are subject to change.

An auction can be closed at any time, with The Auctioneer permitting the property (the lot) to be sold prior to the end of the auction.

A Legal Pack associated with this property is available to view upon request and contains details relevant to the legal documentation, enabling all interested parties to make an informed decision prior to bidding.

The Legal Pack will also outline the buyers obligations and sellers commitments.

It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase.

Auctioneers Additional Comments In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price.

The deposit will form part of the purchase price.

A non-refundable reservation fee of up to 6% inc VAT (subject to a minimum fee which could be up to 7,200 inc VAT) is also payable upon agreement of sale.

The Reservation Fee is in addition to the agreed purchase price, and consideration should be given by the purchaser to any Stamp Duty Land Tax liability associated with the overall purchase costs.

Both the Marketing Agent and The Auctioneer may consider it necessary or beneficial to pass customer details to third-party service suppliers, from whom a referral fee may be received.

There is no requirement or obligation to use any recommended suppliers or services.