Grand Manor Drive, Lytham, FY8

This very spacious five bedroomed, three bathroomed detached property has an enviable position on Cypress Point directly facing the Village Green with it's landscaping and water features. This family property offers well planned accommodation with excellent off road parking and a triple garage. Cypress Point is conveniently placed close to Lytham and St Annes town centres with their comprehensive shoping facilities and amenities. There are a number of primary and secondary schools within easy reach together with a number of local golf courses. Viewing essential. No onward chain.

GROUND FLOOR

Front feature canopied entrance with inset overhead lights.

CENTRAL HALLWAY

Spacious entrance hall approached through a UPVC outer door with an inset obscure double glazed decorative panel. Matching double glazed windows to either side off the door with top opening lights and providing good natural light to the hall and stairs. Two single panel radiators. Laminate wood effect flooring throughout. Corniced ceiling. Central staircase with a white spindled balustrade leads to the first floor. Useful understair store cupboard with matching flooring. Additional built in cloaks store cupboard with double opening doors, hanging rail with further storage space above and an overhead light. Telephone point. Wall mounted room thermostat.

CLOAKS/WC

Matching laminate wood effect flooring. Two piece white suite comprises: Roca low level WC. Mobelhaus vanity wash hand basin set in a display surround with cupboards and drawers below. Ceramic tiled walls. Corniced ceiling. Overhead light and ceiling extractor fan.

DRAWING ROOM

Well proportioned front reception room. Two double glazed windows enjoy the views looking towards the 'Village Green'. Both with top opening lights. Two double panel radiators. Newly fitted carpets. Television aerial point. Corniced ceiling with two decorative ceiling roses. Telephone point. Focal point of the room is a fireplace with display surround, raised hearth and decorative inset supporting an electric pebble effect fire. Additional aerial point and power socket for a wall mounted TV above.

FAMILY ROOM

Three matching double glazed windows overlook the front garden, all with top opening lights. Single panel radiator. Corniced ceiling. Television aerial point.

STUDY

Very well fitted home study/office. Double glazed window to the side elevation with top opening light. Double panel radiator. Telephone point. Laminate wood effect flooring. Corniced ceiling. Excellent range of fitted furniture comprises a kneehole desk unit with cupboards and drawers to either side. Matching display book cases above.

LOUNGE

Second large principal reception room. Double glazed picture window overlooks the rear garden with three top opening lights. Double panel radiator. Telephone point. Television aerial point. Corniced ceiling with two decorative roses. Two wall lights. Additional double panel radiator. Focal point is a stone fireplace with matching raised hearth and inset.

DINING ROOM

Formal dining room approached through double opening glazed doors off the central hallway. Corniced ceiling with centre rose. Double panel radiator. Double opening UPVC double glazed French doors lead to the Conservatory.

CONSERVATORY

Large 'double' conservatory with pitched insulated glazed ceilings with two overhead lights. UPVC double glazed windows enjoy an outlook over the rear garden, with a number of top opening stained glass leaded lights. Double opening French doors give direct garden access. Four double panel radiators. Laminate wood effect floor. Television aerial point. Further set of double opening French doors lead to the adjoining Kitchen.

BREAKFAST KITCHEN

Spacious family kitchen with double glazed windows to both the rear and side elevations. Both with top opening lights. Excellent range of eye and low level fixture cupboards and drawers. Incorporating two glazed display units and wine rack. Lamona one and a half bowl single drainer sink unit with centre mixer tap. Set in heat resistant roll edged work surfaces with ceramic splash back tiling and concealed downlighting. Built in appliances comprise: Four ring gas hob with an illuminated extractor canopy above. AEG electric double oven and grill. Hotpoint microwave oven above. Integrated fridge and freezer, both with matching cupboard fronts. AEG integrated dishwasher. Television aerial point. Telephone point. Laminate wood effect flooring. Corniced ceiling with a number of inset spot lights. Two single panel radiators. Archway leads to the Utility Room.

UTILITY ROOM

Useful separate Utility with a UPVC outer door giving access to the side driveway. Inset obscure double glazed panel. Eye and low level fixture cupboards and drawers. Matching Lamona single drainer sink unit set in working surfaces. Plumbing for washing machine below. Space for a tumble dryer. Laminate wood effect flooring. Single panel radiator. Wall mounted Worcester gas central heating boiler, installed in December 2022. Ceiling extractor fan.

FIRST FLOOR LANDING

Split level landing approached from the previously described staircase with white spindled balustrade. Two double glazed windows enjoy stunning views over the 'Village Green' with pond and water features. Top opening lights. Decorative corniced ceiling with feature centre rose. Two single panel radiators. Built in airing cupboard houses an insulated hot water cylinder with linen storage space. Loft access. White panelled doors lead off.

BEDROOM SUITE ONE

Impressive principal bedroom suite. Double glazed window enjoys the views to the front elevation. Two side and a central top opening light. Double and single panel radiators. Corniced ceiling. Fitted kneehole dressing table with drawers to either side and matching wall mirror above. Four freestanding matching drawer units. Television aerial point. Archway leads to the Dressing Room.

DRESSING ROOM

Four fitted matching double wardrobes to two walls. Matching four drawer unit. Inset ceiling spot lights. Door leads to the En suite.

EN SUITE BATHROOM/WC

Large bathroom comprising a five piece white suite. Obscure double glazed window to the side elevation with top opening light. Step up bath with spa fittings and centre mixer tap. Tiled display surround. Wide step in shower cubicle with folding glazed door. NewTeam shower with body jets, overhead and additional hand held shower. Low level WC. Bidet. Mobelhaus vanity wash hand basin with display surround, cupboards and drawers below. Wall mirror with illuminated canopy above incorporating a shaving socket. Double panel radiator. Ceramic tiled walls. Inset ceiling spot lights and extractor fan.

BEDROOM SUITE TWO

Second large en suite bedroom. Double glazed window overlooks the front elevation with views across the 'Village Green'. Two side and a centre top opening light. Two single panel radiators. Corniced ceiling. Fitted kneehole dressing table with drawers to either side and matching wall mirror above. Matching bedside drawer units. Archway leads to the Dressing Room.

DRESSING ROOM

Walk through dressing room with two fitted double wardrobes to one wall. Single panel radiator. Door leads to the En suite.

EN SUITE SHOWER/WC

Three piece white suite. Obscure double glazed window to the rear elevation with top opening light. Step in shower cubicle with a pivoting glazed door and plumbed shower. Roca low level WC. Mobelhaus vanity wash hand basin with display surround, cupboards and drawers below. Wall mirror with illuminated canopy above incorporating a shaving socket. Single panel radiator. Part ceramic tiled walls. Inset ceiling spot lights and extractor fan.

BEDROOM THREE

Third double bedroom. Double glazed window overlooks the rear garden with two side and a centre opening light. Single panel radiator. Corniced ceiling. Kneehole fitted dressing table with drawers to either side. Display shelving and mirror above. Two matching double wardrobes with additional single wardrobe and adjoining drawer unit.

BEDROOM FOUR

Fourth double bedroom. Double glazed window overlooks the rear garden with two side and a centre opening light. Single panel radiator. Corniced ceiling. Kneehole fitted dressing table with drawers to one side. Wall mirror above. Matching double and single wardrobes. Television aerial point.

BEDROOM FIVE

Fifth larger than average bedroom. Double glazed window overlooks the rear garden with a lower opening light. Single panel radiator. Corniced ceiling. Kneehole fitted dressing table with drawers to one side. Wall mirror above. Matching double and single wardrobes. Television aerial point.

BATHROOM/WC

Large family bathroom comprising a four piece white suite. Obscure double glazed window to the rear elevation with top opening light. Step up corner circular bath with centre mixer tap. Tiled display surround. Wide step in shower cubicle with folding glazed door. NewTeam shower with body jets, overhead and additional hand held shower. Low level WC. Mobelhaus vanity wash hand basin with display surround, cupboards and drawers below. Wall mirror with illuminated canopy above incorporating a shaving socket. Double panel radiator. Ceramic tiled walls. Inset ceiling spot lights and extractor fan.

OUTSIDE

To the front of the property is a good sized garden laid to lawn with a wrought iron balustrade and side rockeries. Stone flagged pathway leads to the front canopied entrance with side stone chippings and inset shrubs. A block paved driveway provides excellent off road parking and leads down the side of the house through double opening wrought iron gates (Note: the electrically operating function not in working order) to a further spacious black paved courtyard area in front of the garage. External gas and electric meters. Security lighting. A timber gate gives access to the rear garden.To the immediate rear is an enclosed family garden laid mainly to lawn with stone flagged patio areas and a raised timber decked patio. Outside tap.

TRIPLE GARAGE

Large detached brick garage with a pitched and tiled roof. Approached through two electrically operated up and over doors. Power and light supplies connected. Obscure double glazed window provides some natural light. UPVC side personal door with inset obscure double glazed panels gives rear garden access.

CENTRAL HEATING

The property enjoys the benefit of gas fired central heating from a Worcester boiler (installed December 2022) serving panel radiators and domestic hot water.

DOUBLE GLAZING

Where previously described the windows have been DOUBLE GLAZED with UPVC frames.

TENURE/COUNCIL TAX

The site of the property is held Leasehold for the residue term of 999 years subject to an annual ground rent of ?300. Council Tax Band G

MAINTENANCE

A management company has been formed to administer and control outgoing expenses to common parts. A figure of ?388 per annum is currently levied. (solicitor to confirm)

NOTE

The carpets, blinds and light fittings are included in the asking price.

LOCATION

This very spacious five bedroomed, three bathroomed detached property has an enviable position on Cypress Point directly facing the Village Green with it's landscaping and water features. This family property offers well planned accommodation with excellent off road parking and a triple garage. Cypress Point is conveniently placed close to Lytham and St Annes town centres with their comprehensive shoping facilities and amenities. There are a number of primary and secondary schools within easy reach together with a number of local golf courses. Viewing essential. No onward chain.

VIEWING THE PROPERTY

Strictly by appointment through 'John Ardern & Company'.

INTERNET & EMAIL ADDRESS

All properties being sold through John Ardern & Company can be accessed and full colour brochures printed in full, with coloured photographs, on the internet: www.johnardern.com, rightmove.com, onthemarket.com, Email Address: [email protected]

THE GUILD

John Ardern & Company are proud to announce that we have been appointed as the only Estate Agent practice in the South Fylde to be appointed as members of 'The Guild of Property Professionals'. As well as a network of carefully chosen independent Estate Agents throughout the UK, we now have an associated London office, 121 Park Lane, Mayfair with our own dedicated telephone number: - 02074098367. Outside the office, there are four touch screens enabling interested clients to access all our displayed properties. The website address is www.guildproperty.co.uk.

PROPERTY MISDESCRIPTION ACT

John Ardern & Company for themselves and their clients declare that they have exercised all due diligence in the preparation of these details but can give no guarantee as to their veracity or correctness. Any electrical or other appliances included have not been tested, neither have drains, heating, plumbing and electrical installations. All purchasers are recommended to carry our their own investigations before contract. Details Prepared February 2023