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Rowswood Farm is surrounded by glorious countryside, woodlands and neighbouring farmland, the house still benefits from being only minutes into Stockton Heath village, M56 motorway and Warrington town centre. Arguably offering the perfect highly accessible semi-rural position. Having lived in the house since it was first converted the current vendors have improved and enhance the barn retaining lots of character yet benefiting from double glazing and gas central heating. The accommodation provides well proportioned rooms, the lounge filled with natural light having four sets of French doors onto the gardens. Dining hall and open plan dining kitchen fitted with a quality kitchen with granite worksurfaces. To the first floor four bedrooms and two bath/shower rooms. Exposed beams, latch doors and Oak flooring add to the overall Charm.
LOCATION
Stockton Heath village boasts a first-class range of shopping, schooling and recreational facilities. The nearby motorway system brings Manchester, Liverpool, Chester etc. within easy commuting distance and there are fast and frequent train services to London from local stations. Manchester International Airport can be reached normally in about twenty minutes by car and the area is surrounded by glorious Cheshire countryside.
DIRECTIONS
From our office in Stockton Heath take the A56 Walton Road west and at the grass triangle turn left into Whitefield Road. Continue into Walton Lea Road passing the cricket club on the right hand side. Shortly after turn left over Hough Lane bridge and continue to the junction. Turn right into Park Lane and continue over the crossroads. Rowswood Farm will be found in a short distance on the left hand side.
IN FURTHER DETAIL THE ACCOMMODATION COMPRISES
Please note that we have not checked any of the appliances or the central heating system included in the sale (if any). All prospective purchasers should satisfy themselves on this point prior to entering into a contract.
GROUND FLOOR

Entrance
The property is accessed via a single opaque panelled barn style wooden door to the dining hall.
Dining Hall 10'11 (3.33m) x 20'3 (6.17m)
Wooden framed double glazed window to the side elevation and to the front elevation. Oakwood flooring and inset spot lights to ceiling. Coved ceiling and two central heating radiators. Oakwood spindle staircase leading to the first floor. Single glazed French doors leading into the kitchen and also to the lounge. Feature exposed brick wall and a wooden barn style door with latch which leads to the cloakroom.
Cloakroom 4'3 (1.3m) x 4'11 (1.5m)
Wooden framed opaque double glazed window to the front elevation. Fitted with a white suite comprising a low level WC, wall mounted wash hand basin with tiled splash back and inset spot lights to ceiling. Wall mounted extractor fan and Oakwood flooring.
Lounge 17'7 (5.36m) x 17'11 (5.46m)
Two sets of wooden framed double glazed French doors to the side elevation and two sets of wooden framed French doors to the rear elevation. Inset spot lights to ceiling. Coved ceiling. Three central heating radiators. Adam style wooden framed fire with cast iron effect surround housing a coal effect living flame gas fire with Marble hearth. A lovely light room.
Dining Kitchen 11'5 (3.48m) x 20'3 (6.17m)
Fitted with a range of solid wood fronted wall and base units with stainless steel grab handles and black granite work surfaces over incorporating a 1'/2 bowl stainless steel sink unit with waste disposal, swan neck mixer tap and drainer incorporated into the work surfaces. Stainless steel four ring gas hob with stainless steel fume extractor hood over. Eye level double oven and grill with integrated microwave oven above. Integrated tall fridge freezer concealed behind units. Integrated and concealed dishwasher and stainless steel feature pan drawers. Fully integrated washer dryer. Wooden framed French doors to the rear elevation. Central heating radiator and space for dining table and chairs. Coved ceiling with inset spot lights and red Quarry tiled flooring.
FIRST FLOOR

Landing
Exposed feature beams to the ceiling and wooden barn effect doors all with latched handles leading to the bedrooms and bathroom. Door to built-in wardrobe with hanging rails and further door leading to a storage cupboard. Split level with step up leading to family bathroom. Built in airing cupboard housing wall mounted Baxi boiler and linen shelving.
Study/Bedroom 4 7'7 (2.31m) x 13'6 (4.11m) Excluding Storage
Feature wooden framed double glazed arched window with exposed brick surround. Exposed beams to ceiling. Central heating radiator. Wooden barn effect door with a latch leading to eaves storage.
Master Bedroom 10'6 (3.2m) x 15'0 (4.57m)
Wooden framed double glazed window to the front elevation. Feature beams to ceiling with inset spot lights. Fitted with a range of bedroom furniture including three floor to ceiling double wardrobes and drawers, dressing table and bedside cabinet. Also floor to ceiling triple wardrobe. Corner unit incorporating shelving. Central heating radiator
En-Suite Shower Room 5'9 (1.75m) x 5'4 (1.63m)
Fitted with a white suite comprising low level WC, pedestal wash hand basin and walk-in shower cubicle with glazed shower screen housing a wall mounted thermostatic shower. Full complementary wall tiling with border. Chrome effect heated towel rail and ceiling mounted extractor fan. Exposed beam to ceiling. Double shaver socket and double glazed velux window. Ceramic tiled flooring.
Bedroom 2 11'3 (3.43m) x 8'8 (2.64m)
Wooden framed double glazed window to the rear elevation and double glazed Velux window. Wall mounted central heating radiator.
Bedroom 3 15'0 (4.57m) x 8'6 (2.59m)
Wooden framed double glazed window to the rear elevation and double glazed Velux window. Central heating radiator.
Family Bathroom 6'2 (1.88m) x 11'9 (3.58m)
Fitted with a modern white suite comprising panelled bath with wall mounted thermostatic shower over with glazed shower screen to the side. Low level WC and pedestal wash hand basin. Full complementary mosaic effect tiling with tiled border. Wall mounted extractor fan. Double shaver socket. Ceramic tiled flooring. Inset spot lights to ceiling and double glazed Velux window.
OUTSIDE
The front garden is mainly laid to lawn with established deep borders containing a variety of plants and shrubs with a pathway leading to the side entrance door. The rear garden is mainly laid to lawn with York stone paved patio in York stone circle. Brick retaining walls to raised flower beds which are established with a variety of plants and shrubs. Also plum slate borders containing a variety of plants and shrubs. Fencing to boundaries and access gate leading to the front of the property.
Garage

Energy Efficiency Rating

TENURE
Believed to be FREEHOLD (Subject to verification by Solicitors)
SERVICES (NOT TESTED)
No tests have been made of mains services, heating systems or associated appliances and neither has confirmation been obtained from the statutory bodies of the presence of these services. We cannot therefore confirm that they are in working order and any prospective purchaser is advised to obtain verification from their solicitor or surveyor.
LOCAL AUTHORITY
Warrington Borough Council Tax Band F
POSTCODE
WA4 5HL
POSSESSION
Vacant possession upon completion.
VIEWING
Viewing strictly by appointment through the Agents.
MORTGAGE INFORMATION
Gascoigne Halman Private Finance Ltd offers independent financial advice, which is regulated by the Financial Services Authority for mortgage, life assurance, pensions, unit trusts and individual savings accounts. Our financial advisers will be advised of all offers made. They have a wealth of experience in the highly competitive area of mortgage rates and available products. By our arranging an appointment to discuss your requirements, you will receive professional and independent mortgage advice that will be entirely appropriate to your own circumstances, may well save you money and speed up the whole transaction.
Disclaimer
Your home may be repossessed if you do not keep up repayments on a mortgage. Please contact Zena Finch Independent Financial Adviser on 01925 594950. Authorised & Regulated by the Financial Services Authority.
SURVEYS
Gascoigne Halman offer a range of surveys for prospective homebuyers which are undertaken by Chartered Surveyors. We can carry out Building Surveys, Home Buyer Reports or Condition Reports on a wide range of property types. If you would like to arrange a survey on this house or on any other property you might be considering, please call the Survey Department on 01565 751328 to discuss your requirements.
RESIDENTIAL LETTING & MANAGEMENT
If you already have or are considering purchasing a property to let please contact your local office for specialist advice or email lettings@gascoignehalman.co.uk

Accommodation comprises"