Timberscombe Gardens, Woolston, WA1 4LT

EDWARDS GROUNDS offer for sale this charming modern detached family home set on a corner plot in a delightful and quiet cul-de-sac location.

This family home is ideal for young families and those seeking to downsize from a larger home.

Consisting of entrance hall, lounge with open access to dining room and open access beyond to quality contemporary style breakfast kitchen, conservatory to rear, downstairs W.C., three bedrooms to first floor with master bedroom incorporating built-in bedroom furniture, family shower room.

Externally the property is set within generous sized gardens with block paved double width driveway to front providing access to garage and open lawned garden area, the rear consists of a pleasant established and private gardens with tree lined outlook beyond.

Viewing is highly recommended to fully appreciate.

Floor Plan GROUND FLOOR Entrance Hall: 4'2 (1.27m) x 3'6 (1.07m) Accessed via quality composite front door incorporating oval obscure double glazed panel with lead and bevelled glass detail, wood effect ceramic tiled floor, access to downstairs W.C./cloakroom and access to lounge.

Lounge: 15'7 (4.75m) including stairs x 14'5 (4.39m) A spacious lounge with UPVC double glazed window to front providing pleasant outlook along cul-de-sac, single panel radiator, wall mounted contemporary style electric fire, stairs to first floor, coving to ceiling, T.V.

point, open access through to dining room.

Dining Room: 8'9 (2.67m) x 7'1 (2.16m) Double glazed sliding patio doors from dining area leading to conservatory, double panel radiator, coving to ceiling and open access to breakfast kitchen.

Breakfast Kitchen: 24'8 (7.52m) maximum measurement x 12'6 (3.81m) maximum to 8'9" minimum A contemporary style fitted kitchen with extensive range of high gloss fronted wall and base units including dresser style unit across one wall with fitted mirror to back wall and pelmet lighting, integrated wine fridge, integrated fridge freezer, attractive granite work surfaces extending into shaped peninsular breakfast bar with 1 and 1/2 bowl stainless steel under mount sink incorporating food waste disposal unit and Quooker instant hot water tap and additional mixer tap over, black glass touch control electric induction hob, integrated oven with integrated combination microwave above, stainless steel canopy extractor hood above, integrated slim line dishwasher LED kickboard lighting and integrated kickboard heater, cupboard concealing central heating boiler, ceramic tiled flooring, recess ceiling spotlights, UPVC double glazed window and UPVC double glazed French doors to rear providing access to garden, secure access to garage.

Conservatory: 10'7 (3.23m) x 9'5 (2.87m) UPVC double glazed shaped conservatory with a vaulted poly carbon roof incorporating ceiling fan and light fitment set onto low level brick wall, electric panel wall heater and UPVC double glazed French doors to side leading to garden and ceramic tiled flooring.

Downstairs W.C./Cloakroom: 6' (1.83m) x 2'9 (.84m) UPVC obscure double glazed window to front, W.C.

with push button flush, contemporary style rectangular wash basin set onto base unit with storage space beneath and mixer tap over, curved chrome finish ladder style heated towel rail, half height tiling to walls and continuation of wood effect ceramic tiled flooring from hallway.

FIRST FLOOR Stairs and Landing: UPVC double glazed window to side, loft access leading to loft area with boarding to majority of floors, power and lighting within and partitioned room which is currently used for useful storage, access to three bedrooms and shower room.

Master Bedroom: 13'7 (4.14m) x 9' (2.74m) UPVC double glazed window to front, extensive range of built in bedroom furniture including wardrobes, overhead cupboards, open display shelving and matching fitted corner set dressing table incorporating base units, single panel radiator, coving to ceiling.

Bedroom 2: 9'9 (2.97m) x 7'1 (2.16m) plus door recess A second double bedroom with UPVC double glazed window to rear providing pleasant outlook over garden with tree lined view beyond, single panel radiator.

Bedroom 3: 9'9 (2.97m) maximum measurement x 6'4 (1.93m) A single bedroom that is currently used and ideal as a home office with UPVC double glazed window to front providing pleasant outlook along cul-de-sac, single panel radiator, raised built in airing cupboard housing hot water tank and shelving.

Shower Room: 8' (2.44m) x 5'5 (1.65m) A contemporary style fitted shower room that was formerly a bathroom with tall fitted walk in shower area with fitted shower tray and large fitted glass shower screen incorporating ceiling set large fixed shower head and additional shower hose and wall set Mira electric shower controls, W.C.

with push button flush, large rectangular wash basin with useful storage drawers beneath and mixer tap over, bespoke chrome ladder style heated towel rail, combination of tiling and PVC panelling to walls, quality laminate wood flooring, recess ceiling spotlights, ceiling extractor fan and UPVC obscure double glazed window to rear.

EXTERNALLY To the front of the property is a double width block paved driveway providing parking and access to linked garage and small lawned area complemented with soil bedding border and timber gate to right hand side leading through to the rear garden.

The rear garden is a key feature of the property consisting of flagged patio area accessible from kitchen and conservatory, shaped lawn garden area, raised soil bedding borders retained by low level brick walls and stocked with an array of plants and shrubs, timber decking area set to rear corner, large timber summer house set to opposite corner all enclosed by timber panel fencing.

There is also external water supply and lighting and brick built brick barbecue set within the rear garden.

Garage: 17'5 (5.31m) x 9' (2.74m) Accessed via up and over door, integrated meter cupboards for gas and electric, power and lighting within, range of wall shelving and useful under stairs storage cupboard that has been conscientiously adapted into a utility area with plumbing for a washing machine, wall mounted wash hand basin, ceramic tiled flooring and lighting.

Local Authority Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: . Council Tax Band Band C.

REFERENCE MW/LW ID 185296 CONTACT THE WOOLSTON OFFICE 24a Manchester Road, Woolston, Warrington 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.

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