Derek Avenue, Orford, Warrington, WA2

EDWARDS GROUNDS are delighted to offer for sale this charming mid row family home set in a pleasant location overlooking communal green and woodland area. The property is ideal for first time buyers, young families and those seeking to downsize. Consisting of entrance porch leading onto hallway, spacious lounge to front with outlook over communal green and woodland area, dining room to rear leading garden, kitchen, large master bedroom to front with outlook over communal green , additional second double bedroom to rear and upstairs bathroom. Externally there is low maintenance garden to front and pleasant enclosed low maintenance garden and patio to rear.
Floor Plan

GROUND FLOOR

Entrance Porch: 5'7 (1.7m) x 3'1 (.94m)
Accessed via UPVC front door incorporating obscure double glazed panels with lead and coloured glass detail, UPVC double glazed windows to front and sides, access through to hallway.
Hallway: 5'6 (1.68m) x 5'4 (1.63m) maximum measurements
Accessed via timber panel door incorporating ornate obscure double glazed panels with lead and colour detail, double panel radiator, stairs to first floor, coving to ceiling and access through to lounge.
Lounge: 15'7 (4.75m) x 13'8 (4.17m)
Accessed via glazed panel door, spacious family room with UPVC double glazed window to front providing pleasant outlook over communal green and woodland area, electric fire set onto polished stone hearth and insert with ornate timber fireplace surround, double panel radiator, T.V. point, telephone point, coving to ceiling, useful under stairs storage cupboard and access through to dining room.
Dining Room: 13'7 (4.14m) x 7'9 (2.36m)
Accessed via glazed panel door, UPVC double glazed French doors and adjoining side windows to rear leading to flagged patio area, single panel radiator, archway access through to useful utility area that houses Worcester combi central heating boiler and storage cupboard beneath housing gas meter, electric meter and electric fuse board and additional wall mounted storage cupboard, open access to kitchen.
Kitchen: 11'3 (3.43m) x 5'10 (1.78m)
UPVC double glazed window to rear providing outlook over garden, range of wall and base units with complementary work surfaces over incorporating gas hob with pull out filter extractor hood above and electric oven beneath, stainless steel sink and drainer with mixer tap over, single panel radiator, plumbing and recess space for a washing machine and space for tall standing fridge freezer, ceramic tiled flooring and wall light.
FIRST FLOOR

Stairs and Landing:
Loft access, built in linen cupboard incorporating shelving, access to two bedrooms and family bathroom.
Bedroom 1: 17' (5.18m) x 10'10 (3.3m) maximum measurement
A spacious master bedroom with two UPVC double glazed windows to front providing pleasant outlook over communal green and woodland area, single panel radiator, coving to ceiling and raised built in storage cupboards fronted by double doors set above stairwell.
Bedroom 2: 12'9 (3.89m) into recess x 10'4 (3.15m) maximum measurement
UPVC double glazed window to rear providing outlook over garden, single panel radiator.
Family Bathroom: 6'2 (1.88m) x 5'7 (1.7m)
A white fitted bathroom suite comprising panel bath with centrally set mixer tap and wall mounted large fixed shower head and glass shower screen, pedestal wash basin with mixer tap over, W.C. with push button flush, chrome ladder style heated towel rail, tiling to majority of walls and UPVC obscure double glazed window to rear.
Externally
To the front of the property is a garden area bordered by low level timber panel fencing and consisting of lawned section with stocked soil bedding borders and flagged patio area with secure pathway accessed via ornate metal gated shared with number 76 Derek Avenue leading through to the rear of the property. At the rear of the shared passageway is secure timber gate leading to the rear garden. The rear garden consists of an attractive flagged patio area adjacent to the dining room with lawned garden beyond complemented by stocked soil bedding borders and all enclosed by timber panel fencing. There is also external water supply.
Communal Green and Wooded Area

Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington WA1 1EJ Telephone: (01925) 443322.
Council Tax Band
Band A.
REFERENCE
MW/LW ID 180017

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
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.

In compliance with the Solicitors Code of Conduct 2007 we confirm to you that we will receive a referral fee for instructing the solicitor dealing with your transaction. Full details will be given with any quotation. This will not be charged to you in any way.