Smithy Lane, Aughton, L39 6SS

SUMMARY We are delighted to present this well-appointed semi-detached property on Smithy Lane, Aughton.

The ground floor offers a welcoming layout, featuring a porch, a cosy lounge, a well-equipped kitchen, a practical utility room, a cloakroom, and a bright conservatory—perfect for relaxing or entertaining.

Upstairs, the home boasts three generously sized bedrooms and a modern family bathroom.

Externally, the property benefits from both front and rear gardens, beautifully maintained with well-stocked flower and shrub borders.

This property comes with approved planning permission for a ground floor rear extension, offering exciting potential to expand and enhance the living space.

Ideally situated near vibrant bars, cafés, Michelin-star restaurants, and excellent transport links to Liverpool, Southport, and beyond, this home is a must-see.

Viewing is essential to fully appreciate all it has to offer!

GROUND FLOOR Step through the UPVC front door into a welcoming porch leading to the entrance hall, complete with a large cloak cupboard for convenient storage.

The lounge boasts a beautiful bay window to the front aspect, offering picturesque views over open countryside.

French doors open into a spacious conservatory, providing stunning rear views and an ideal space for relaxation or entertaining.

The well-equipped kitchen features a range of fitted units, an integrated electric oven and grill, an induction hob with an extractor hood, and a stainless steel sink and drainer.

There is also space and plumbing for a dishwasher and fridge, complemented by part-tiled walls and stylish laminate flooring.

From the conservatory, doors lead to a cloakroom with a WC and washbasin, as well as a practical utility room with space and plumbing for a washing machine, tumble dryer, and fridge freezer.

LIVING ROOM - 5.46m x 3.58m (17'11" x 11'9") KITCHEN - 3.48m x 3.3m (11'5" x 10'10") CONSERVATORY - 7.16m x 2.36m (23'6" x 7'9") UTILITY ROOM - 2.24m x 1.63m (7'4" x 5'4") CLOAKROOM - 1.6m x 0.89m (5'3" x 2'11") FIRST FLOOR ACCOMMODATION WITH SCENIC VIEWS The staircase leads to a bright landing area, featuring front-aspect windows, storage cupboards, and loft access.

All three bedrooms offer stunning countryside views, with bedroom one and bedroom three positioned at the rear, while bedroom two enjoys a front aspect.

The family bathroom is well-appointed with a bath, shower and screen over, WC, and a washbasin set within a stylish vanity unit.

Finished with tiled walls, a tiled floor, and a heated towel radiator, this space provides both comfort and practicality.

BEDROOM 1 - 3.58m x 3.07m (11'9" x 10'1") BEDROOM 2 - 4.47m x 2.24m (14'8" x 7'4") BEDROOM 3 - 3.51m x 2.11m (11'6" x 6'11") FAMILY BATHROOM - 2.06m x 1.5m (6'9" x 4'11") FRONT GARDEN & DRIVEWAY Situated along a charming lane with open countryside to the front, this property boasts a generous driveway with ample parking space.

A well-maintained hedge enhances privacy at the front aspect, while a neatly kept lawn is complemented by mature shrub and flower borders, adding to the home’s curb appeal.

REAR GARDEN A side gate provides access to the beautifully maintained rear garden, offering stunning rural views.

This peaceful outdoor space features a patio area, perfect for outdoor dining, along with a well-kept lawn surrounded by mature shrubs and boundary hedges for added privacy.

Additional highlights include a charming pond, a garden shed for storage, and a delightful summerhouse, creating a serene retreat to enjoy year-round.

ADDITIONAL INFORMATION This property has a gas central heating system with and is double glazed.

This property comes with approved planning permission for a ground floor rear extension, offering exciting potential to expand and enhance the living space BROADBAND Ofcom checker indicates that Ultrafast broadband is available in this area.

ENERGY PERFORMANCE RATING The property's current energy rating is 58D. It has the potential to be 74C.

LOCAL AUTHORITY West Lancashire Borough Council, Council Tax - Band D SERVICES (NOT TESTED) No tests have been made of mains services, heating systems or associated appliances and neither has confirmation been obtained from the statutory bodies of the presence of these services.

We cannot therefore confirm that they are in working order and any prospective purchaser is advised to obtain verification from their solicitor or surveyor. TENURE PLEASE NOTE.

We understand the Tenure of this property is FREEHOLD but any prospective purchaser is advised to obtain verification from their solicitor, mortgage provider or surveyor.

VIEWINGS Viewing strictly by appointment through the Agents.

EPC Rating: C Garden   Externally, the property benefits from both front and rear gardens, beautifully maintained with well-stocked flower and shrub borders.