Westfield Road, Runcorn, Waq, WA7

EDWARDS GROUNDS offer for sale this mid row family home set in a popular residential location which offers convenient access to well regarded schools, local amenities and ease of commuting around the Runcorn and wider North West region via Runcorn expressway and ease of access to M56 Junction. The property consists of: Hallway with lounge to front, open plan and contemporary style dining kitchen to the rear two generous sized double bedrooms to first floor, spacious and contemporary style family bath and shower room. Externally there is a double width block paved driveway to front with open lawned garden beyond and pleasant enclosed lawned garden and patio to rear with brick outbuilding.
Floor Plan

GROUND FLOOR

Hallway: 13'1 (3.99m) x 6' (1.83m) including stairs
Accessed via UPVC front door incorporating obscure double glazed panels, single panel radiator, laminate wood flooring, built in cupboard housing gas meter, electric meter, electric fuse board and alarm system, additional small under stairs storage cupboard and recess space incorporating built in countertop/desk creating an ideal study area, stairs to first floor, coving to ceiling and access to lounge and dining kitchen.
Lounge: 13'1 (3.99m) x 10'7 (3.23m)
UPVC double glazed window to front overlooking garden, single panel radiator, coving to ceiling, electric fire set into fireplace surround and hearth, T.V. point, telephone point, fibre connection for broadband/internet.
Dining Kitchen: 16'10 (5.13m) x 7'9 (2.36m)
A spacious and contemporary style dining kitchen recently refurbished and consisting of a range of wall and base units with complementary work surfaces over incorporating gas hob with stainless steel and glass extractor hood above, electric oven with integrated microwave above, grey composite sink and drainer with mixer tap over, plumbing and recess space for a washing machine, metro style pattern splashback tiling, double panel radiator, attractive vinyl wood effect flooring, UPVC double glazed windows and UPVC double glazed French doors to rear providing access onto patio and garden beyond, coving to ceiling.
FIRST FLOOR

Stairs and Landing:
Loft access and access to two bedrooms and bathroom.
Master Bedroom: 19' (5.79m) into deepest recess x 10'1 (3.07m)
A spacious master bedrooms with three UPVC double glazed windows to front, single panel radiator, coving to ceiling, raised built in storage cupboard incorporating shelving, additional open storage cupboard incorporating shelving.
Bedroom 2: 11' (3.35m) x 9'2 (2.79m) plus door recess
A generous sized second double bedroom with UPVC double glazed window to rear overlooking garden, double panel radiator, coving to ceiling and built in wardrobe incorporating hanging rail.
Family Bath and Shower Room: 9'6 (2.9m) x 5'4 (1.63m)
A spacious and contemporary style fitted bath and shower room, recently refurbished: White pane bath with centrally set mixer tap over and shower hose, quadrant glass shower enclosure incorporating large fixed shower head and additional shower hose, W.C. with push button flush, wall mounted wash hand basin with mixer tap over and storage drawers beneath, tall contemporary style column radiator, built in storage cupboard housing combi central heating boiler, full tiling to walls, attractive vinyl flooring, wall extractor fan, recess ceiling spotlights set into white high gloss panel ceiling and UPVC obscure double glazed window to the rear.
Externally
To the front of the property is a double width block paved driveway providing parking with pathway beyond leading to front door and lawned garden with passageway to the left hand side providing access through to the private rear garden. The rear garden consists of flagged patio area and decorative stone covered area adjacent to the property with decorative stone and timber sleeper retained steps leading down to lawned garden and decorative bark covered bedding borders all enclosed by timber panel fencing. There is also a secure brick outbuilding providing useful storage space. Outside water supply and power points.
Brick Outbuilding: 8'10 (2.69m) x 6'1 (1.85m)
Accessed via secure door with power and lighting within and fitted worktop with obscure glazed window to rear.
Local Authority
Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF. Telephone: 0303 333 4300.
Council Tax Band
Band A.
REFERENCE
MW/LW 166074

CONTACT THE WESTBROOK OFFICE
01925 232333
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.
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