Westbrook Crescent, Westbrook, WA5 8TE

EDWARDS GROUNDS are delighted to offer for sale this charming detached family home set in a popular residential location with convenient access to the Westbrook retail centre and its facilities and ease of access to the M62 for commuting to the wider regions of the North West. The property has been conscientiously extended to the rear and consists of entrance hall, lounge to front with large open plan dining room to rear with feature vaulted ceiling, fitted kitchen with feature granite work surfaces, four bedrooms, en-suite shower room, spacious family bathroom and additional downstairs W.C. Externally there is double width driveway to front and pleasant established gardens and patio to rear.
FLOOR PLAN

GROUND FLOOR

Entrance Hall: 7'5 (2.26m) x 3'2 (.97m)
Accessed via contemporary style and composite front door incorporating obscure double glazed panels, single panel radiator, attractive ceramic tiled flooring, telephone point, stairs to first floor and access to downstairs W.C. and lounge.
Lounge: 13'11 (4.24m) x 16' (4.88m) into under stairs recess
A spacious lounge with UPVC double glazed window to front overlooking garden, double panel radiator, quality laminate wood flooring, polished stone fireplace surround and hearth incorporating living flame gas fire, coving to ceiling, wall lights, T.V. point and open access to dining room.
Dining Room and Family Room: 19'5 (5.92m) x 12'8 (3.86m) maximum measurements
An impressive open plan dining room and family room with feature vaulted roof (in extension) incorporating double glazed roof panels, UPVC double glazed windows to three sides and UPVC double glazed French doors leading onto block paved patio, double panel radiator and single panel radiator, continuation of laminate wood flooring, pelmet down lights in extension and access through to kitchen.
Kitchen: 12'8 (3.86m) x 11'6 (3.51m)
Range of cream fronted wall and base units with quality granite work surfaces over incorporating space for Range cooker with fitted filter extractor hood above and splashback (matching the countertops) set over cooker, double white ceramic sink with mixer tap over, full integrated larder fridge, plumbing in recess space for washing machine and dishwasher, attractive splashback tiling and floor, recess ceiling spotlights, UPVC double glazed window to rear providing outlook into garden and obscure double glazed composite door to side leading onto the pathway and kickboard heater.
Downstairs W.C.: 3'10 (1.17m) x 2'8 (.81m)
UPVC obscure double glazed window to side, W.C., wall mounted wash hand basin, single panel radiator, continuation of attractive ceramic tiled flooring from entrance hall.
FIRST FLOOR

Stairs and Landing:
Loft access and access to four bedrooms and bathroom via contemporary style panel doors, built-in airing cupboard housing hot water tank and shelving.
Master Bedroom: 12'3 (3.73m) x 10'5 (3.18m) extending to 12 foot 10
UPVC double glazed window to front, single panel radiator, wall light and access to en-suite shower room.
En-Suite Shower Room: 6'6 (1.98m) x 5'3 (1.6m)
A glass fronted quadrant shower enclosure incorporating shower hose, overhead fixed shower, range of body jets, fold-up seat and control panel for blue tooth music speakers, integrated fan, downlights and steam cabinet settings, W.C. with push button flush, wash basin set onto base units with storage units beneath and fitted countertop, attractive splashback tiling and fitted wall mirror, ceiling extractor fan, electric shaver point, chrome ladder style heated towel rail and UPVC obscure double glazed window to front.
Bedroom 2: 11'7 (3.53m) x 9'7 (2.92m)
UPVC double glazed window to rear overlooking garden, single panel radiator, fitted wardrobes fronted by mirror sliding doors and incorporating hanging rail and shelving, recess ceiling spot lights.
Bedroom 3: 12'3 (3.73m) x 9'6 (2.9m)
UPVC double glazed window to front, double panel radiator, fitted wardrobes fronted by mirror sliding doors and incorporating hanging rail and shelving and recess ceiling spotlights.
Bedroom 4: 10'2 (3.1m) x 8'5 (2.57m)
A fourth double bedroom with UPVC double glazed window to rear overlooking garden, double panel radiator, laminate wood flooring and wall lights.
Family Bathroom: 8'5 (2.57m) x 5'6 (1.68m)
A spacious family bathroom with UPVC obscure double glazed window to side, coloured fitted suite comprising panel bath with mixer tap and shower hose over and glass shower screen, pedestal wash basin, W.C., chrome ladder style heated towel rail and partial tiling to walls.
Externally
To the front of the property is an attractive double width and spacious block paved driveway providing generous parking and a landscaped front garden covered with decorative slate and complemented by an array of established shrubs and plants and bordered to the front by low level brick wall. There is a timber gate providing access to the right hand side of the property and open canopy porch providing access to front door with external lighting. The rear gardens are established to feature block paved patio area adjacent to the rear of the property and set across the extension with lawned garden beyond complemented by shaped bedding borders stocked with an array of specimen plants, shrubs and trees, all enclosed by timber panel fencing. There is also external lighting and water supply and area to the left hand side ideal for garden storage and secure door to right hand side providing access to the rear of the garage.
Integral Garage: 16'5 (5m) x 9'3 (2.82m) maximum to 7 foot 10 minimum
Accessed via up and over door, quality composite secure door to side leading onto pathway, wall mounted central heating boiler, wall mounted electric fuse board and power and lighting within.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band E.
REFERENCE
MW/LW ID 181798
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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.
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.