Queens Avenue, Padgate. Warrington, WA1

EDWARDS GROUNDS offer for sale this charming period semi detached home set in a highly sought after location. The property is available with NO ONWARD CHAIN involved and offers a range of character period features throughout. The property does require a program of improvement throughout and is suitable for buyers who appreciate period character in a property and are seeking a project for renovation. The property consists of entrance porch leading onto entrance hall, reception room to front with parquet block wood flooring, large open plan lounge through dining room to rear, fitted kitchen with adjoining utility area and downstairs shower room and W.C. beyond three well proportioned bedrooms and upstairs period fitted bathroom. Externally the property has established gardens to front and rear with large outbuilding set to rear garden which offers scope for adaption.
GROUND FLOOR

Entrance Porch:
Accessed via double sliding doors incorporating stained glass detail and windows to front and side incorporating lead detail, ceiling light, access through to reception hall.
Reception Hall: 15'5 (4.7m) x 5'7 (1.7m)
Accessed via period front door incorporating obscure glazed panel, obscure glazed window to side with internal secondary glazing, single panel radiator, stairs to first floor with bespoke period lamp set to top of newel post, open recess to under stairs with obscure glazed window and internal secondary glazing, wall mounted electric fuse board, dado rail, coving to ceiling, ornate ceiling rose, small under stairs storage cupboard, access to two reception rooms and kitchen.
Front Reception/Sitting Room : 12'6 (3.81m) into bay window x 12'6 (3.81m) into chimney breast recess
Bay window to sitting room with lead detail and fitted bay window seat with storage cupboards beneath, impressive period fireplace surround with high level mantel piece, polished stone fireplace insert and hearth, fitted display shelving and drawer into one chimney breast recess and complementary fitted cabinet into second recess with display countertop and housing double panel radiator, dado rail, coving to ceiling and ornate ceiling rose, parquet wood block flooring in herring bone pattern.
Rear reception room/ Lounge : 13'4 (4.06m) x 12'7 (3.84m) into chimney breast recess
A second sizeable reception room with period fireplace surround incorporating polished stone insert and hearth and living flame gas fire, double panel radiator, dado rail, coving to ceiling, T.V. point and open access to third reception room/dining room.
Reception Room/ Dining Room : 10'7 (3.23m) x 9'5 (2.87m)
Window to rear with internal secondary glazing, double panel radiator, dado rail, coving to ceiling, open access between bedrooms 2 and 3 would make it an ideal room as an open plan lounge through diner.
Kitchen: 10'6 (3.2m) x 9'1 (2.77m) maximum measurements
Range of wall and base units and tall cupboards and overhead cupboards with tiled countertop incorporating electric hob with filter extractor hood above, additional inset deep fat fryer with extractor hood above, electric oven beneath, stainless steel sink and double drainer with mixer tap over, UPVC obscure double glazed window to side, single panel radiator, ceramic tiled flooring and open access to utility area.
Utility Area: 10'1 (3.07m) x 4' (1.22m) plus recess
A range of cupboards and glass fronted display cabinets, tiled countertop and plate shelving, overhead cupboards, plumbing and recess space for a washing machine, single panel radiator, continuation of ceramic tiled flooring, obscure glazed panell door leading to rear porch, access through to downstairs shower room.
Downstairs Shower Room: 9'6 (2.9m) x 6'4 (1.93m)
UPVC obscure double glazed window to rear and obscure glazed window to side with internal secondary glazing, W.C., pedestal wash basin, shower enclosure with obscure glazed shower door incorporating shower within, single panel radiator, built in storage cupboard incorporating shelving, ceramic tiled flooring and partial tiling to walls, wall light.
FIRST FLOOR

Stairs and Landing:
Obscure glazed window to side with internal secondary glazing, loft access, dado rail, coving to ceiling, wall light and access to three bedrooms and bathroom.
Master Bedroom: 11'3 (3.43m) x 10'3 (3.12m) plus door recess
Window to front incorporating lead detail, single panel radiator, dado rail and period coving to ceiling with ornate ceiling rose, telephone point.
Bedroom 2: 13'3 (4.04m) x 12' (3.66m) to back of wardrobes
A generous sized second double bedroom with UPVC double glazed window to rear, double panel radiator, dado rail, coving to ceiling, extensive range of built in bedroom furniture consisting of three double wardrobes and one single wardrobe with overhead cupboards, matching fitted chest of drawers and dressing table and wall mounted bedside shelving and drawers, telephone point.
Bedroom 3: 8' (2.44m) x 7'9 (2.36m)
Window to front incorporating lead detail, double panel radiator, range of built in bedroom furniture consisting of double wardrobe, fitted bureau with drawers,a range of display shelving and high level shelving, coving to ceiling.
Bathroom: 7'9 (2.36m) x 5'4 (1.63m)
A period fitted yellow coloured bathroom suite comprising cast iron bath with cast iron panelling to side and matching pedestal wash basin and W.C., partial tiling to walls and airing cupboard housing hot water tank and shelving above, eye level storage cupboard, obscure glazed window to rear with internal secondary glazing, coving to ceiling.
Externally
To the front of the property is a low level brick wall with brick pillars incorporating ornate metal gate leading onto flagged patio area which provides access to garden and continues along the right hand side. The front garden consist of decorative stone covering with an array of established plants and shrubs with additional bedding border with plants and shrubs to the right hand side boundary. The flagged pathway continues through to decorative stone covered pathway along the right hand side of the property leading and ornate metal gate and timber gate. The rear garden consists of an array of established plants, shrubs and bushes and decorative stone covered area with timber gate leading onto shared alleyway. Set within the garden is a large brick built outbuilding accessed via stable style split door with two windows to side, power and lighting within.
Outbuilding:

Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: (01925) 443322.
Council Tax Band
Band C.
REFERENCE
MW/LW ID 181256

CONTACT THE WOOLSTON OFFICE
01925 820888
24a Manchester Road, Woolston, Warrington


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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3. Give us the information to improve the sellers ability to make an informed decision of your interest.

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