Festival Avenue, Orford, Warrington, WA2

EDWARDS GROUNDS offer for sale this end of row family home set in a generous sized corner plot and is available to purchase with NO ONWARD CHAIN involved. The property consists of entrance porch leading onto hallway, lounge to front, dining room and kitchen to rear, three well proportioned bedrooms, upstairs shower/wet room and additional downstairs W.C.
Externally there is low maintenance garden areas to front and rear and additional sizeable lawned garden area to side, generous sized driveway and detached pre fabricated garage. The property offers scope for modernisation and is ideal for first time buyers and families.
GROUND FLOOR

Entrance Porch: 3'10 (1.17m) x 1'5 (.43m)
Access via UPVC obscure double glazed double doors, access through to hallway.
Hallway: 15' (4.57m) x 6' (1.83m) including stairs
Access via obscure double glazed door, UPVC obscure double glazed window to side, single panel radiator, telephone point, stairs to first floor, open recess under stairs, access to lounge and downstairs W.C.
Lounge: 17'5 (5.31m) into bay window x 12' (3.66m)
A spacious lounge with UPVC double glazed bay window to front incorporating lead detail, single panel radiator, attractive contemporary style fireplace incorporating electric fire, picture rail, dado rail, wall lights, T.V. point, access through to dining room.
Dining Room: 12'5 (3.78m) x 7'7 (2.31m)
UPVC double glazed window to rear providing outlook over garden, single panel radiator, access to kitchen and built-in storage cupboard.
Storage Cupboard: 7'6 (2.29m) x 2'3 (.69m)
Range of shelves and coat hooks.
Kitchen: 12'7 (3.84m) x 5'5 (1.65m)
UPVC double glazed windows to rear and side, range of high gloss white fronted wall and base units with complementary work surfaces over incorporating gas hob with filter extractor hood above and electric oven beneath, stainless steel sink and drainer, plumbing and recess space for washing machine, under counter space for domestic appliances, wall mounted electric panel heater, pine panelling to ceiling, UPVC obscure double glazed door leading to garden.
Downstairs W.C.: 7'7 (2.31m) x 2'10 (.86m)
Access from hallway UPVC obscure double glazed windows to rear and side, W.C. with wall mounted cistern, wall mounted wash hand basin, wall mounted combi central heating boiler, cupboard housing electric fuse board and electric meter.
FIRST FLOOR

Stairs and Landing:
UPVC obscure double glazed window to side, built-in storage cupboard incorporating shelving, access to three bedrooms and shower/wet room.
Master Bedroom: 14'1 (4.29m) into bay window x 10'2 (3.1m) into chimney breast recess
UPVC double glazed bay window to front incorporating lead detail, single panel radiator, range of built-in wardrobes set into recess incorporating hanging rail and shelving and matching fitted dressing table with drawers and wall mirror above.
Bedroom 2: 10' (3.05m) x 9'4 (2.84m)
UPVC double glazed window to rear, single panel radiator, loft access and T.V. point.
Bedroom 3: 8'8 (2.64m) x 8' (2.44m)
A generous sized single bedroom with UPVC double glazed window to front incorporating lead detail, single panel radiator, raised boxed section for bulk head of stairs.
Shower/Wet Room: 8' (2.44m) x 5'5 (1.65m)
Adapted for mobility use with full tiling to walls, floor set drainage set into sealed floor, wall mounted electric shower unit, wall mounted semi pedestal wash basin, W.C. with push button flush, chrome style ladder heated towel rail, recess ceiling spotlights, wall extractor fan and UPVC obscure double glazed window to rear.
Externally
A key feature of the property is the generous sized corner plot which consists of low maintenance flagged courtyard area to front bordered by low level brick wall and ornate metal railings and matching ornate metal double gates fronting drive and pedestrian gate leading to front courtyard. The driveway continues through to a detached garage and lawned garden extending across the right hand side of the property bordered by low level brick wall and hedgerow with timber gate leading through to the rear garden. The rear garden is low maintenance consisting of flagged patio area enclosed by a combination of timber panel fencing and brick wall with brick retained raised bedding borders stocked with an array of plants and shrubs. There is also external lighting and power points and water supply.
Detached Pre Fabricated Garage: 17'9 (5.41m) x 8'6 (2.59m)
Accessed via electrically operated up and over door, power and lighting within and window to side.
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: (01925) 443322.
Council Tax Band
Band B.
REFERENCE
MW/LW ID 182171

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.
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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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