Rudheath Lane, Sandymoor, WA7 1GD

EDWARDS GROUNDS offer for sale this modern detached family home set in a highly sought after residential location within Sandymoor. The property offers generous living accommodation set over three floors consisting of reception hall with spacious lounge and large adjoining conservatory, dining/breakfast kitchen and downstairs W.C. to ground floor. To the first floor are two double bedrooms with en-suite shower room to bedroom 2, family bathroom and enclosed staircase leading to master bedroom suite on second floor. The second floor master bedroom suite consist of a large room with feature sloping ceilings and feature free standing period style bath.
Externally there is a generous sized block paved driveway to front and single garage with steps leading to the front door. To the rear is enclosed rear garden consisting of lawned area, timber decking area and steps onto raised patio area providing space for al fresco dining and space for housing of a hot tub with tree lined view beyond.
GROUND FLOOR

Reception Hall: 12' (3.66m) x 6'6 (1.98m) including stairs
Laminate wood flooring, stairs to first floor, single panel radiator, low level under stairs storage cupboard, coving to ceiling, low level understairs storage cupboard incorporating space and plumbing for washing machine, access to lounge, dining/breakfast kitchen and downstairs W.C.
Lounge: 17'2 (5.23m) x 10'3 (3.12m)
A spacious lounge with two UPVC double glazed windows to front, laminate wood flooring, contemporary style living flame gas fire set into polished stone fireplace surround and hearth, coving to ceiling, T.V. point, double panel radiator and single panel radiator, UPVC double glazed French doors and adjoining UPVC double glazed windows to rear providing access through to conservatory.
Conservatory: 14' (4.27m) x 9'10 (3m)
A large conservatory ideal to be used as a dining room with UPVC double glazed windows to rear and side set between brick corner pillars and UPVC double glazed vaulted roof, laminate wood flooring, wall light and UPVC double glazed French doors leading onto patio.
Dining/Breakfast Kitchen: 17' (5.18m) x 8'3 (2.51m)
Range of wall and base units with complementary work surfaces over with peninsular breakfast bar, stainless steel fire burner gas hob with double electric oven beneath and glass and stainless steel canopy extractor hood above, integrated fridge and freezer, integrated dishwasher, integrated laminate wood flooring, two UPVC double glazed windows to front and two UPVC double glazed windows to rear providing outlook over garden, obscure double glazed door to side leading onto path, under unit lighting, coving to ceiling and wall mounted electric fuse board.
Downstairs W.C.: 6'7 (2.01m) x 5' (1.52m)
UPVC obscure double glazed window to rear, W.C., corner set wash hand basin, single panel radiator, wall extractor fan and continuation of laminate wood flooring from hallway.
FIRST FLOOR

Stairs and Landing:
UPVC double glazed window to rear providing outlook over garden with tree lined view beyond, single panel radiator, access to bedroom 2 and bedroom 3, family bathroom and access to enclosed staircase leading to master bedroom suite.
Bedroom 2: 12' (3.66m) x 10'9 (3.28m) maximum
A generous sized double bedroom with two UPVC double glazed windows to front, single panel radiator, grey laminate wood flooring, access to en-suite shower room.
En-Suite Shower Room: 5'3 (1.6m) x 5'3 (1.6m)
UPVC obscure double glazed window to front, corner glass shower enclosure incorporating mains powered shower within and additional shower hose and wall set shower controls, W.C., pedestal wash basin, ladder style heated towel rail.
Bedroom 3: 14' (4.27m) x 10'6 (3.2m) maximum
A generous sized third double bedroom with two UPVC double glazed windows to front, single panel radiator, laminate wood flooring, built in storage cupboard and second built in raised storage cupboard set over stairwell.
Family Bathroom: 8'3 (2.51m) x 6'2 (1.88m)
A generous sized family bathroom with UPVC obscure double glazed window to rear, white bath with mixer tap over, W.C., pedestal wash basin, ladder style heated towel rail, half height tiling to walls, ceiling extractor fan.
SECOND FLOOR

Master Bedroom Suite: 24'9 (7.54m) maximum x 10'3 (3.12m) maximum restricted head height
Accessed from the first floor landing leading to turn staircase leading to second floor with UPVC double glazed window to rear set at foot of stairs, two dog kennel style dormers to the front incorporating UPVC double glazed windows with window seats incorporating useful storage beneath, feature period style claw footed free standing bath with centrally set mixer tap over and shower hose, two double panel radiators, feature sloping ceiling, recess ceiling spotlights, range of built in fitted wardrobes fronted by sliding doors and incorporating hanging rail and shelving.
Externally
To the front of the property is a generous sized block paved driveway providing parking for numerous vehicles and access to single garage with open lawned garden area incorporating soil bedding boarders and block paved steps leading onto pathway fronted by ornate metal railings with access to front door. To either side of the property are timber gates providing access through to the rear garden. The rear garden consists of timber decking area adjacent to the property and conservatory with lawned garden beyond and steps providing access to raised patio area style to rear boundary consisting of decorative stone covered area ideal for outside dining table and timber decking area with timber frame ideal for hot tub and timber pergola over. The rear gardens are all enclosed by timber panel fencing and complemented by an array of shrubs and plants. There is secure access to both sides of the property and there is also external power points.
Garage: 16'8 (5.08m) x 9' (2.74m)
A single garage (detached from the house) linked to neighbor's garage. Accessed via up and over door with power and lighting within and range of fitted wall units and fitted countertop creating space for domestic appliances.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .


Council Tax Band
Band D.
REFERENCE


CONTACT THE RUNCORN OFFICE

49 Church Street, Runcorn
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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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