The Chimneys Mill Lane, Lymm, WA13 9SG

Impressive Modern Family Home Offering Lift Access, Flexible Living & Countryside Outlooks Built in 2022, this outstanding contemporary home offers beautifully designed, highly versatile accommodation arranged over multiple floors, served by a lift providing access to all levels and making the property ideal for multi-generational living.

Finished to an exceptional standard throughout, the house benefits from wet underfloor heating to the ground floor, an air source heat pump, heat recovery ventilation system and inset solar panels with Tesla battery wall.

The heart of the home is the impressive open-plan kitchen, dining and family room, flooded with natural light from multiple aspect windows, patio doors and a striking roof light.

The kitchen is comprehensively fitted with high-quality units, quartz worktops and a full range of integrated appliances, complemented by a large central island with seating.

Additional ground floor living spaces include a snug with log burner, boot room, larder, utility room and cloakroom, all finished with tiled flooring and underfloor heating.

Upper floors provide excellent bedroom accommodation, including a superb principal suite with Juliet balcony, dressing room and luxurious ensuite.

A self-contained top-floor suite offers two rooms and a bathroom accessed via its own inner hallway, ideal for guests or independent family members.

Further bedrooms, bathrooms and flexible reception areas ensure the layout adapts easily to a range of lifestyles.

Feature windows, an open staircase and engineered oak flooring enhance the sense of space and light throughout.

Externally, the property enjoys landscaped and fully enclosed gardens with limestone paved patios, lawns, raised beds and far-reaching views across open countryside.

Additional features include a garden room, integral garage, generous gravel driveway an attractive walled front garden and an enclosed side terrace.

Located within Warrington Borough Council Tax Band G, this freehold home combines modern efficiency, accessibility and elegant, avant-garde design in a truly impressive setting.

ENTRANCE HALL Bespoke Aluminum 'Spitfire' exterior door with vision panel, side window with built in blind, tiled flooring with under floor heating, track lighting and feature pendant lights.

KITCHEN / DINING / FAMILY ROOM - 9.8m x 6.5m (32'1" x 21'3") Glazed door with glazed side panels from the entrance hallway, continuation of the tiled flooring and under floor heating.

There are windows to the side and rear elevations along with sliding patio doors and a full length roof light, positioned over the dining area, which flood the room with natural day light and complemented with track lighting.

The kitchen is fitted with a range of base and wall units, quartz worktops and tiled splashback over the one and a half bowl undermounted sink with Quooker mixer tap, an integrated Neff electric combination oven and microwave with warming drawer, Neff dishwasher and Liebherr integrated fridge.

The central island has a quartz work top, Bura vented electric hob, an over hang for seating, storage, an additional 900mm Smeg undercounter electric oven and three pendant lights.

The family room is fitted with a log burner. LARDER - 3.23m x 1.36m (10'7" x 4'5") Fully fitted with bespoke, hand built hard wood shelving with tiled flooring and inset spotlights.

UTILITY ROOM - 3.52m x 2.72m (11'6" x 8'11") Window onto the rear elevation, exterior door to the side elevation and a roof light, fitted with a range of units, quartz work top, tiled splashbacks, an undermounted sink with mixer tap, space and plumbing for a washing machine, a dryer and a fridge freezer.

SITTING ROOM - 4.2m x 3.31m (13'9" x 10'10") Window to the front elevation, log burner and tiled flooring with underfloor heating.

BOOT ROOM Storage area and boot room, tiled flooring with under floor heating WC Window to the front elevation, tiled flooring with under floor heating, concealed flush WC, wall mounted wash hand basin with mirror over.

HALLWAY Artico two man lift to second and third floor, composite exterior door to side elevation and internal access to the double garage.

PLANT ROOM - 3.9m x 2.65m (12'9" x 8'8") Plant room houses the compressor, heat exchanger/condenser & large hot water cylinder.

STAIRS AND LANDING TO FIRST FLOOR Lift access, inset spot lights, engineered oak flooring and a vertical radiator.

MASTER BEDROOM - 8m x 3.13m (26'2" x 10'3") Three windows and a Juliet balcony with French doors, engineered oak flooring, two vertical radiators and built in seating with storage.

ENSUITE - 3.02m x 2.6m (9'10" x 8'6") Window to rear elevation, fully tiled, two wall mounted wash hand basins with wall recessed mixer taps with storage under and two mirrored cabinets, housing the electric shaving sockets, a feature red, hexagon and ladder style electric radiators, wall mounted WC with concealed flush and a walk in shower area with digital control, rain shower head and hand held attachment.

A pocket door leads into the dressing room.

DRESSING ROOM - 3.02m x 2.96m (9'10" x 9'8") Dual access from bedroom and ensuite, fitted with a range of storage and hanging options and an obscured internal window to the first floor landing.

BEDROOM TWO - 5.26m x 2.88m (17'3" x 9'5") Window to the rear elevation, track lighting, engineered oak flooring and central heating radiator.

ENSUITE - 2.7m x 1.92m (8'10" x 6'3") Having had its first fix the room is ready to be fitted with utilities to be used as an ensuite.

INTERNAL HALLWAY A sliding door leads to an inner hallway, inset spots lights and access to two bedrooms and a family bathroom.

BEDROOM THREE - 3.95m x 2.49m (12'11" x 8'2") Window to front elevation, vertical central heating radiator and engineered oak flooring.

BEDROOM FOUR - 3.7m x 3.31m (12'1" x 10'10") Window to front elevation, vertical central heating radiator and engineered oak flooring.

FAMILY BATHROOM - 2.49m x 2.27m (8'2" x 7'5") Obscured window to front elevation, fully tiled, double ended bath with wall mounted taps and hand held shower attachment, shower with fixed rain shower head and inset shelving, WC with concealed flush and ladder style electric radiator.

LINEN ROOM Fitted with floor to ceiling shelving, a vertical central heating radiator, space and plumbing for a washing machine and dryer.

STAIRS AND LANDING TO SECOND FLOOR The half landing has a feature window to the front elevation and pendant lighting, lantern roof light & eaves access for storage.

SECOND FLOOR INNER LANDING Lift access, inset and track spot lights, engineered oak flooring, a ribbed effect glass door and side window to provide privacy, and access to the rest of house.

SITTING ROOM - 4.4m x 4.11m (14'5" x 13'5") Vaulted ceiling in main room, engineered oak, floor mounted tube style radiator, eaves storage, uPVC Velux window and window to the front elevation.

An alcove area suitable for a small kitchen with first fix electrics and plumbing in place JACK AND JILL SHOWER ROOM - 3.1m x 1.6m (10'2" x 5'2") Access from the inner hallway and bedroom area.

Fully tiled, uPVC Velux window, wall mounted WC with concealed flush, shelf for the wash hand basin with wall mounted mixer tap, shaver socket, chrome electric ladder style radiator, inset spot lights, walk-in shower with fixed shower head and hand-held attachment.

BEDROOM FIVE - 7.52m x 6.9m (24'8" x 22'7") Obscure glazed window to side elevation, engineered oak flooring, track lighting, vertical style central heating radiator, built-in shelving and eaves storage access.

GARDEN ROOM - 3.2m x 3.12m (10'5" x 10'2") Currently used for storage with electrical lighting and sockets, glazed doors and windows INTEGRAL GARAGE - 5.2m x 2.65m (17'0" x 8'8") Double opening doors, windows over, shelving system, Tesla battery wall.

EXTERNALLY The front elevation has raised flower beds and silver birch trees, a spacious gravel driveway, external lighting and sandstone steps that lead to the covered porch over the front door.

Access from the family room to the right-hand side elevation which has a limestone paved patio courtyard garden, timber fence panels fitted on top of brick raised flower beds, external lighting and sockets.

A portico, with roof light, which leads from the family room across to the garden room and through to the rear garden.

The fully enclosed rear elevation has far reaching views across open countryside with limestone paved patios, a lawned area, raised flower and vegetable beds, mature planting and trees, oak pillars for festoon lighting, external wall mounted and concealed electrical lighting and sockets, outside cold water tap over a Belfast sink and a timber garden shed.

There is another fully enclosed, paved area to the left-hand side elevation, off the lobby, which has gated access to the front elevation.

TENURE FREEHOLD COUNCIL TAX BAND Warrington Borough Council Tax Band: G SERVICES All mains services, except gas, are connected.

It has a Stiebel Eltron air source heat pump for the central heating, a wet underfloor heating system to the ground floor, solar roof panels and a Pichler LG450 heat recovery (MVHR) ventilation system.

Please note we have not tested the services or any of the equipment in this property, accordingly we strongly advise prospective purchasers to commission their own survey or service report before finalising their offer to purchase.

THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT THEY ARE NOT GUARANTEED AND DO NOT FORM ANY PART OF A CONTRACT.

NEITHER BANNER & CO, NOR THE VENDOR OR LESSOR ACCEPT ANY RESPONSIBILITY IN RESPECT OF THESE PARTICULARS, WHICH ARE NOT INTENDED TO BE STATEMENTS OR REPRESENTATION OF FACT AND ANY INTENDING PURCHASER OR LESSOR MUST SATISFY HIMSELF OR OTHERWISE AS TO THE CORRECTNESS OF EACH OF THE STATEMENTS CONTAINED IN THESE PARTICULARS.