Ledston Close, Norton Brow, Warrington, WA7 6NS

EDWARDS GROUNDS are delighted to offer for sale this deceptively spacious detached family home set in a highly sought after location close to the Bridgewater Canal with pleasant tree lined views beyond to front. The property consists of entrance porch leading onto hallway, spacious open plan lounge through dining room with large adjoining orangery to side, kitchen with large adjoining laundry room, downstairs W.C., split level stairs and landings providing access to five bedrooms, substantial sized family bathroom with feature built in sauna and an en-suite shower room to master bedroom. Externally the property is set within generous sized gardens and grounds with double width driveway to front providing access to larger than average integral garage and secondary drive proceeding along the left hand side of the property and established and well maintained gardens to rear with patio area. Viewing is highly recommended to appreciate this quality and spacious family home.
FLOOR PLAN

GROUND FLOOR

Entrance Porch: 9'6 (2.9m) x 7'2 (2.18m)
Accessed via UPVC double glazed double doors, ceramic tiled flooring, access to integral garage and access through to hallway.
Hallway: 10'1 (3.07m) x 3'5 (1.04m)
Accessed via glazed and timber panel front door, quality engineered wood flooring, double panel radiator, stairs to first floor, digital central heating controls, useful under stairs storage cupboard and access to lounge, kitchen and downstairs w.c.
Lounge: 16'2 (4.93m) x 12' (3.66m)
Arched UPVC double glazed window to front incorporating ornate coloured and lead detail and providing pleasant outlook beyond, quality engineered wood flooring, feature living flame gas fire with polished stone fireplace surround, insert and hearth, double panel radiator, dado rail, coving to ceiling and open access through to dining room.
Dining Room: 10'7 (3.23m) x 9'4 (2.84m)
Continuation of quality engineered wood flooring, single panel radiator, dado rail, coving to ceiling, UPVC double glazed sliding patio doors leading to orangery and access to kitchen.
Orangery: 14'7 (4.45m) x 12'1 (3.68m)
An impressive orangery set to the left hand side of the property with three UPVC double glazed windows to front, four UPVC double glazed windows to side, two UPVC double glazed windows and UPVC double glazed French doors to rear providing access and outlook onto patio and garden and vaulted UPVC double glazed glass roof, engineered wood flooring and pelmet down lights.
Kitchen: 12' (3.66m) x 9'3 (2.82m)
UPVC double glazed window to rear providing pleasant outlook over garden, range of wall and base units with complementary work surfaces over incorporating stainless steel sink and drainer with mixer tap over, space for range cooker with large canopy extractor hood above, plumbing and recess space for dishwasher, recess space ideal for housing of tall standing fridge freezer, ceramic tiled flooring, wall mounted central heating boiler, coving to ceiling and archway access through to laundry room.
Laundry Room: 10'7 (3.23m) x 9'1 (2.77m)
UPVC double glazed window to rear and UPVC obscure double glazed door leading to rear garden, range of wall and base units matching to kitchen with complementary work surfaces over incorporating plumbing and recess space for washing machine and tumble dryer, continuation of ceramic tiled flooring from kitchen, single panel radiator and coving to ceiling.
Downstairs W.C./Cloakroom: 5'6 (1.68m) x 4' (1.22m)
Obscure glazed window to front, W.C. with push button flush, wall mounted wash hand basin with splashback tiling, single panel radiator and attractive black and white patterned vinyl flooring.
FIRST FLOOR

Stairs and Landing:
Stairs leading to half landing with split staircases leading to two landings with the first landing having loft access and housing airing cupboard, hot water tank and access to three bedrooms and family bathroom.
Master Bedroom: 12' (3.66m) x 10'5 (3.18m) to back of wardrobe plus door recess
UPVC double glazed window to front with ornate lead and colour detail, single panel radiator, range of built in bedroom furniture consisting of double wardrobes, fitted bedside cabinets and concealed access through to en-suite shower room.
En-Suite Shower Room: 7'10 (2.39m) x 2'9 (.84m)
UPVC obscure double glazed window to side, shower enclosure incorporating glass shower screen, W.C. with push button flush, wall mounted wash hand basin, single panel radiator, hanging rail and shelving, tile effect laminate flooring.
Bedroom 2: 10'6 (3.2m) x 9'5 (2.87m) to back of wardrobes
UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator, laminate wood flooring, range of fitted bedroom furniture consisting of double wardrobe, two single wardrobes and overhead cupboards.
Bedroom 3: 9'6 (2.9m) x 7' (2.13m)
Currently used as a snug/T.V. room but is adaptable in use and would also serve well as a home office with UPVC double glazed window to front incorporating lead and colour detail, single panel radiator and bespoke feature wallpapering.
Family Bathroom: 30'10 (9.4m) x 11'2 (3.4m) maximum measurements to rear of sauna
A substantial sized family bathroom with UPVC obscure double glazed windows to side and rear, corner spa bath set onto raised platform with centrally set mixer tap and shower hose over, pedestal wash basin, W.C. fitted pinewood constructed sauna with seating, ladder style heated towel rail.
Second Landing:
Double glazed window to side incorporating lead and colour detail and access to bedrooms 4 and 5.
Bedroom 4: 10'7 (3.23m) x 9'10 (3m)
UPVC double glazed window to rear, single panel radiator, laminate wood flooring, quadrant shower enclosure incorporating electric shower unit.
Bedroom 5: 9'7 (2.92m) x 8'9 (2.67m) to front of wardrobe
Double glazed window to front incorporating lead and colour detail, single panel radiator, range of built in wardrobes consisting of two double wardrobes and single wardrobe and laminate wood flooring.
Externally
The property is set within generous sized gardens and grounds with double width block paved driveway to front and secondary concrete driveway that proceeds towards the left hand side of the property with ornate double metal gate. There is also decorative stone covered area to front complemented by shrubs and bushes and lawned area to the right hand side bordered by hedgerow with flagged pathway leading through to the rear garden. The rear gardens consist of Indian stone flagged pathway and patio with seating area with sloping lawn beyond and soil bedding borders stocked with an array of plants, shrubs and trees all enclosed by timber panel fencing. To the left hand side of the property is a further Indian stone flagged patio area and concrete hard standing area and recess space ideal for housing of timber garden shed. There is also an array of outside lighting around the property and outside water supply to the rear.
Garage: 17'10 (5.44m) x 10'8 (3.25m)
A larger than average garage with double glazed window to side, power and lighting within, an array of shelving and door leading to entrance porch.
Council Tax Band
Band D.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: .
Social Media
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REFERENCE
MW/LW ID 176783

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
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.