Birch Road, Runcorn, WA7

EDWARDS GROUNDS offer for sale this deceptively spacious FOUR bedroom mid row estate family home set in a popular location off Boston Avenue. The property is available with NO ONWARD CHAIN involved and is ideal for first time buyers, families and buy to let investors.
The property consists of hallway, spacious lounge to front leading to separate dining room to rear, fitted kitchen with adjoining outbuilding incorporating utility room and W.C., four well proportioned bedrooms to first floor and upstairs family bathroom.
Externally there is a generous sized block paved driveway to front providing parking for numerous vehicles and large enclosed garden to rear consisting of timber decking area and artificial lawned area.
Floor Plan

GROUND FLOOR

Hallway: 12' (3.66m) x 7' (2.13m)
Accessed via mahogany style UPVC obscure double glazed front door with matching mahogany style UPVC double glazed window to front, quality ceramic tiled flooring, double panel radiator, built-in cupboard housing electric meter and electric fuse board, carpeted stairs to first floor with understairs recess, recess ceiling spotlights, coving to ceiling, access to lounge and kitchen.
Lounge: 14'5 (4.39m) x 12'1 (3.68m)
Mahogany style UPVC arched double glazed window to front, continuation of quality ceramic tile flooring from hall, double panel radiator, recess into chimney breast with tiled inner hearth and surround, T.V. wall bracket, recess ceiling spotlights, coving to ceiling, access to dining room via sliding doors.
Dining Room: 11'6 (3.51m) x 10'4 (3.15m)
A spacious second reception room/dining room with mahogany style UPVC double glazed French doors to rear leading onto timber decking with pleasant outlook garden beyond, double panel radiator, continuation of quality ceramic tiled flooring, T.V. wall bracket, recess ceiling spotlights and coving to ceiling.
Kitchen: 11'5 (3.48m) x 11' (3.35m)
An extensive range of fitted wall and base units with complementary work surfaces over incorporating large black glass electric hob with electric oven beneath, stainless steel splashback and stainless steel canopy extractor hood above, circular stainless steel sink and drainer with mixer taps over, integrated pull out ironing board, additional integrated pull out work surface/counter top, space for tall standing fridge freezer, continuation of quality ceramic tiled flooring from hall, attractive metro style splashback tiling, double panel radiator plus additional kick board heater, access through to rear porch.
Rear Porch: 6' (1.83m) x 4' (1.22m)
UPVC double glazed French doors to side leading onto timber decking area, partial tiling to floor, power and light within and open access to utility room and downstairs W.C.
Utility Room: 6'8 (2.03m) x 6' (1.83m)
UPVC double glazed window to rear, plumbing for washing machine and space for further domestic appliance, power and lighting within.
Downstairs W.C.: 5'6 (1.68m) x 2'9 (.84m)
Mahogany style UPVC obscure double glazed window to side, W.C. with wall mounted cistern.
Stairs and Landing:
Loft access with pull down retractable loft ladder, boarded and lighting within, access to four bedrooms and family bathroom.
Master Bedroom: 12'1 (3.68m) x 11'2 (3.4m)
Mahogany style UPVC double glazed window to front with pleasant outlook over communal green area, single panel radiator, built-in cupboard incorporating shelving.
Bedroom 2: 11'7 (3.53m) plus recess x 8'5 (2.57m)
Mahogany style UPVC double glazed window to rear overlooking garden, single panel radiator.
Bedroom 3: 11'3 (3.43m) x 9'5 (2.87m) maximum 'L'shaped measurements
Mahogany style UPVC double glazed window to front and pleasant outlook over communal green, single panel radiator, raised built in storage cupboard set over stairwell incorporating hanging rail.
Bedroom 4: 9'5 (2.87m) x 7'1 (2.16m)
Mahogany style UPVC double glazed window to rear providing pleasant outlook over garden, single panel radiator, laminate wood flooring.
Family Bathroom: 5'8 (1.73m) x 5'7 (1.7m)
Three piece fitted bathroom suite comprising of white panel bath with mixer tap over and substantial fitted shower unit including fixed overhead shower, shower hose and body jets, pedestal wash basin with mixer tap over, W.C. with push button flush, single panel radiator, recess ceiling spotlights and mahogany style UPVC obscure double glazed window to rear.
Externally
To the front of the property is a block paved driveway providing parking for numerous vehicles bordered to two sides by low level brick wall with access from the driveway leading to front door. To the left hand side of the property is a secure gate leading to shared passageway providing access through to the rear garden. The rear garden consists of timber decking area adjacent to the rear of the property with inset lighting and leads onto substantial sized artificial lawned area with further raised garden area to the rear of the property currently housing large metal shed. The rear is all enclosed by timber panel fencing, and there is external power points and water supply.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: 0303 333 4300.
Council Tax Band
Band B.
REFERENCE
MW/LW ID 181996

CONTACT THE RUNCORN OFFICE
01928 574477
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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