Campbell Close, Runcorn WA7 4RG

EDWARDS GROUNDS offer for sale this impressive and substantial size detached family home set in highly sought after location in Higher Runcorn. The property offers generous living accommodation throughout, consisting of reception hall, large lounge to rear, dining kitchen with adjoining orangery, dining room and home office to front which are flexible in use and downstairs W.C. To the first floor are three double bedrooms and family bathroom and ensuite shower room to bedroom two, impressive size master bedroom suite to second floor with dressing area and large en suite bath and shower room. The property is set within generous gardens and grounds with double width driveway, fronting double detached garage, enclosed front garden, front and side courtyard area and pleasant enclosed private garden and patio to rear. Viewing is highly recommended to fully appreciate.
Floor Plan

Reception Hall 16'1 (4.9m) x 6'2 (1.88m) Including Stairs
Access via composite front door incorporating obscure double glazed panels, UPVC double glazed panel above, double panel radiator, quality wood effect flooring, low level understairs storage cupboard, telephone point, stairs to first floor, access to lounge, dining room, dining kitchen, home office and downstairs W.C.
Lounge 18'8 (5.69m) x 12'3 (3.73m)
A spacious lounge with UPVC double glazed French doors to rear providing direct access onto block paved patio, continuation of quality wood effect flooring, electric fire with polished stone insert and hearth and contemporary fire place surround, two double panel radiators, additional UPVC double glazed window to side, coving to ceiling, T.V. point and open access to dining room.
Dining Room 11'0 (3.35m) x 9'10 (3m)
Currently used as a home office, with UPVC double glazed window to front, single panel radiator, coving to ceiling and continuation of quality wood effect flooring.
Dining Kitchen 17'11 (5.46m) x 8'5 (2.57m) Extending to 12ft x 5
An 'L' shaped dining kitchen with range of high gloss cream fronted wall and base units with complimentary work surfaces over, incorporating gas hob with pull out filter extractor hood above, eye level integrated electric oven and grill, integrated dishwasher, integrated fridge, white composite one and a half bowl sink and drainer with mixer tap over, continuation of quality wood effect flooring, single panel radiator, recess ceiling spotlights, UPVC double glazed window to side, UPVC double glazed French doors leading to orangery and access to utility room.
Orangery 14'1 (4.29m) x 12'2 (3.71m)
A sizeable orangery with three UPVC double glazed windows to rear, high level UPVC double glazed window to side, full width UPVC double glazed window to side and full width UPVC double glazed French doors and adjoining windows to opposite side leading onto block paved patio, vaulted double glazed roof, laminate wood flooring, T.V. point and under pelmet lighting.
Utility Room 8'2 (2.49m) x 5'1 (1.55m)
UPVC obscure double glazed window to side leading onto path, base units and work surfaces matching the kitchen incorporating stainless steel sink and drainer with mixer tap over, plumbing and recess space for washing machine and tumble dryer, space for tall standing fridge freezer, single panel radiator, continuation of quality wood effect flooring, wall mounted central heating boiler, wall mounted electric fuse board and ceiling extractor fan.
Home Office 8'2 (2.49m) x 6' (1.83m)
UPVC double glazed window to front, single panel radiator, continuation of quality wood effect flooring.
Downstairs W.C. 5'8 (1.73m) x 3'4 (1.02m)
Pedestal wash basin with mixer tap over. W.C. with push button flush, single panel radiator, ceiling extractor fan and continuation of quality wood effect flooring.
FIRST FLOOR

Stairs and Landing
A spacious landing area to first floor with UPVC double glazed window to front, single panel radiator, built in airing cupboard housing pressurised hot water tank, access to three bedrooms and bathroom, stairs leading to 2nd floor.
Bedroom 2 14'3 (4.34m) x 9'1 (2.77m)
Two UPVC double glazed windows to rear, single panel radiator, built in double wardrobe incorporating hanging rail and shelving and access to en-suite shower room.
Shower Room 9'5 (2.87m) x 5' (1.52m) Maximum 'L' shaped measurement
UPVC obscure double glazed window to side, recess shower enclosure incorporating mains powered shower and bi-folding shower door, pedestal wash basin with mixer tap over, W.C. with push button flush, single panel radiator, quality wood effect flooring, recess ceiling spotlight and wall extractor fan.
Bedroom 3 13'2 (4.01m) x 8'5 (2.57m)
UPVC double glazed window to front, single panel radiator, built-in double wardrobe incorporating hanging rail and shelving.

Bedroom 4 10'6 (3.2m) x 9'6 (2.9m)
UPVC double glazed window to front, single panel radiator, built in double wardrobe incorporating hanging rail and shelving.
Family Bathroom 8'4 (2.54m) x 8'2 (2.49m) Maximum measurement
A spacious family bathroom consisting of white panel bath with centrally set mixer tap over, recess shower enclosure fronted by bi-folding shower screen door and incorporating mains powered shower, semi pedestal wash basin with mixer tap over, W.C. with concealed cistern and with wall set push button flush, chrome ladder style heated towel rail, wall extractor fan, recess ceiling spotlight and UPVC double glazed obscure window to rear.
SECOND FLOOR

Master Bedroom Suite 15'0 (4.57m) plus dorma recesses x 13'1 (3.99m)
A substantial size master bedroom set to the second floor with boxed dormer's to front and rear incorporating UPVC double glazed windows, two double panelled radiators, range of built in wardrobes, incorporating three double doors with hanging rail and shelving and open access to dressing area.
Dressing Area 12'2 (3.71m) x 4'10 (1.47m) Including built in wardrobes
UPVC obscure double glazed window to side, additional range of built in wardrobes fronted by two sets of double doors incorporating hanging rail and shelving, access to en-suite bathroom.
En suite Bathroom 9'9 (2.97m) Plus Dormer recess x 8'5 (2.57m)
A large en-suite bathroom consisting of white panel bath with centrally set wall mixer taps, separate double shower enclosure, fronted by glass shower screen and incorporating mains powered shower with fixed shower head and shower hose, large counter top incorporating twin wash basins, mixer tap over and storage cupboards beneath, W.C. with push button flush, double panel radiator, quality wood effect flooring, recess spotlight and wall extractor fan.
Externally
The property is set within generous size gardens and grounds which amount to approximately a tenth on an acre with double width tarmacadam driveway fronted onto double detached garage, pleasant enclosed front garden between garage and hedgerow, substantial size block paved courtyard area to front and left hand side continuing through to the side of the garage and pleasant enclosed and private garden to the rear with block paved patio area and lawned area.
Double Detached Garage 17'5 (5.31m) x 17'3 (5.26m)
Access via two up and over doors, open trust roof providing useful space for storage, power and lighting within and electric consumer unit.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .
Council Tax Band
Council Band Tax F
REFERENCE


CONTACT THE RUNCORN OFFICE

49 Church Street, Runcorn

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
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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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