Barford Close, Westbrook, WA5 8TL

EDWARDS GROUNDS are delighted to offer for sale this charming and well presented detached family home set in a highly sought after cul-de-sac location close to the Westbrook Centre including doctors facilities, Asda supermarket and other local shops and amenities. The property also offers convenient access to major commuting routes along the M62. The property consists of entrance hall which provides access to lounge and adjoining conservatory to rear and quality and spacious open plan dining kitchen with utility room beyond and downstairs W.C. To the first floor are four well proportioned bedrooms, en-suite shower room to master bedroom and family bathroom. Externally the property is set in well maintained gardens and grounds with open plan lawned garden to front, generous sized driveway to side leading through to linked double garage and pleasant and private enclosed garden and patio to rear. Viewing of the property is highly recommended to appreciate the quality and presentation and the setting.
Floor Plan

Ground Floor

Entrance Hall:
Accessed via UPVC front door incorporating obscure double glazed panels with lead and colour glass detail and complementary UPVC obscure double glazed window to sides and above, quality engineered wood flooring, single panel radiator, recess ceiling spotlights, coving to ceiling, stairs to first floor and access through to lounge via quality glazed panelled door and access to dining kitchen via quality glazed double doors.
Lounge: 18'1 (5.51m) x 10'10 (3.3m)
A well presented and relaxing lounge with UPVC double glazed window to front incorporating lead detail, continuation of quality engineered wood flooring from hallway, living flame gas fire set into polished stone fireplace surround, insert and hearth, double panel radiator and single panel radiator, T.V. point, coving to ceiling and UPVC double glazed sliding patio doors providing access through to conservatory.
Conservatory: 10'8 (3.25m) x 8'8 (2.64m)
UPVC double glazed conservatory set onto low level brick wall with poly carbon vaulted roof incorporating ceiling fan and light fitment, ceramic tiled flooring and UPVC double glazed French doors providing access and outlook onto patio and garden beyond.
Dining Kitchen: 21'8 (6.6m) x 10' (3.05m) maximum to 8 foot minimum
A key feature of this quality family home is the quality and contemporary style fitted open plan dining kitchen consisting of range of white high gloss fronted wall and base units with complementary work surfaces over incorporating white ceramic sink and drainer with mixer tap over, space for Range cooker with contemporary style stainless steel and glass filter extractor hood above, double panel radiator and single panel radiator, UPVC double glazed arched window to front incorporating lead detail and additional UPVC double glazed window to rear providing outlook over garden, quality polished ceramic tiled flooring throughout, Metro style splashback tiling and access through to utility room via quality glazed panelled door.
Utility Room: 7'1 (2.16m) x 4'10 (1.47m)
Fitted countertop with recess space and plumbing for a washing machine and dishwasher and space for tall standing American style fridge freezer, wall cupboards, Metro style splashback tiling, ceramic tiled flooring, access to downstairs W.C./cloakroom and UPVC obscure double glazed door leading to garden.
Downstairs W.C.: 4'9 (1.45m) x 4'10 (1.47m) maximum L shaped measurements
W.C. with push button flush, rectangular wash basin set onto base unit with mixer tap over and storage drawers beneath, splashback tiling, ceiling extractor fan, single panel radiator and laminate wood flooring.
First Floor

Stairs and Landing:
Loft access and access to four bedrooms and bathroom.
Master Bedroom: 12'7 (3.84m) x 10' (3.05m)
A contemporary style appointed master bedroom with UPVC double glazed window to front incorporating lead detail, quality laminate wood flooring, single panel radiator, telephone point, feature papered wall and access through to en-suite shower room.
En-Suite Shower Room: 6' (1.83m) x 5'5 (1.65m) maximum L shaped measurements
Recessed shower enclosure fronted by glass shower screen door and incorporating mains powered shower, wash basin set onto base unit with mixer tap over and storage cupboards and drawers beneath, W.C. with concealed cistern and push button flush, full tiling to walls, tile effect laminate flooring, recess ceiling spotlights and UPVC obscure double glazed window to front incorporating lead detail.
Bedroom 2: 11'1 (3.37m) x 8'10 (2.7m)
UPVC double glazed window to front incorporating lead detail, quality laminate wood flooring, single panel radiator, feature papered wall and built in raised cupboard incorporating shelving.
Bedroom 3: 8'11 (2.72m) x 8'11 (2.72m) into recess
UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator, laminate wood flooring.
Bedroom 4: 8'11 (2.72m) x 8' (2.44m)
Currently used as a home office/study but ideal as a bedroom with UPVC double glazed window to rear overlooking garden, single panel radiator, laminate wood flooring.
Family Bathroom: 7'1 (2.16m) x 5'8 (1.73m)
A quality appointed family bathroom with feature bath with centrally set mixer tap and shower hose over, rectangular wash basin set onto base unit with storage cupboards beneath and mixer tap over, W.C. with push button flush, chrome ladder style heated towel rail, electric shaver point, full tiling to walls, laminate wood flooring.
Externally
To the front of the property is a well maintained open lawned garden area complemented by soil bedding borders stocked with an array of shrubs and plants and flagged pathway with wood block edging set across the front of the property. To the right hand side is a generous sized open driveway providing parking for numerous vehicles with access to linked double garage. Set between the garage and the property is an ornate metal gate providing access through to the rear gardens. The rear gardens are a feature of the property consisting of flagged patio area set around the conservatory with lawn beyond and further flagged patio area adjacent to the garage and soil bedding borders stocked with an array of plants and shrubs. There is also external lighting and water supply and additional secure side path to the left hand side accessed via timber gate.
Linked Double Garage: 17'6 (5.33m) x 16'2 (4.93m)
Linked to neighbouring double garage and accessed via up an over door, power and lighting within and secure UPVC door to side with adjoining window providing access to rear garden.
Local Authority
Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2NH. Telephone: .
Council Tax Band
Band D.
REFERENCE
MW/LW ID 171227

CONTACT THE WESTBROOK OFFICE

411 Westbrook Centre, Westbrook

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.
Social Media
You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner`s express prior written consent. The website owner`s copyright must remain on all reproductions of material taken from this website.
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.

In compliance with the Solicitors Code of Conduct 2007 we confirm to you that we will receive a referral fee for instructing the solicitor dealing with your transaction. Full details will be given with any quotation. This will not be charged to you in any way.