"This delightful and deceptively spacious three bedroomed semi detached family house is situated on a unique private road bordering Royal Lytham Golf Club and being within strolling distance to Ansdell Primary School and Lytham St Annes Technology & Performing Arts College. There is public right of way over Royal Lytham Golf Course which gives easy access to AKS junior and senior schools, Fairhaven Lake, the beach and foreshore. Ansdell's thriving shopping facilities on Woodlands Road together with transport facilities are all within walking distance from the property. An internal viewing is strongly recommended to appreciate the accommodation this property has to offer, together with good sized rear garden and private aspect to the front.

GROUND FLOOR ENTRANCE PORCH 2.13m x 1.42m

(7' x 4'8) Approached through a UPVC outer door with inset double glazed panels. UPVC double glazed leaded windows to either side of the door. Ceramic tiled floor. Overhead light. Very useful fitted cloaks store cupboard. Inner aluminium framed double glazed door with obscure glass and matching side panels leads to: HALLWAY 4.70m x 1.96m minimum

(15'5 x 6'5 minimum) Spacious entrance hallway. UPVC double glazed leaded window to the side elevation gives good natural light to the hall and stairs. Top opening light with security lock. Turned staircase with spindled balustrade and polished wood handrail leads to the first floor. Side display cupboard housing the gas and electric meters and circuit breaker fuses. Telephone point. Double panel radiator. Corniced ceiling. Understairs store cupboard contains the wall mounted Worcester Bosch condensing gas central heating boiler with adjoining programmer control. Obscure glazed panelled doors lead off. CLOAKS/WC 1.35m x 0.76m

(4'5 x 2'6) Obscure glazed outer window with opening light. Low level WC. Corner wash hand basin. Ceramic tiled walls. DINING ROOM 4.06m into bay x 4.01m

(13'4 into bay x 13'2) Tastefully appointed reception room. UPVC double glazed leaded bay window overlooks the front elevation enjoying a private aspect. Top and side opening lights with security locks. Double panel radiator. Corniced ceiling. Inglenook marble fireplace with a gas coal effect living flame fire. Wall light points. Television aerial point. LOUNGE 6.10m x 3.66m

(20' x 12') Very spacious principal reception room. Focal point of the room is a fireplace with display surround, marble inset and matching raised hearth supporting a gas coal effect living flame fire. Corniced ceiling. Double panel radiator. Television aerial point. Sliding aluminium framed double glazed patio doors overlook and give direct access to: CONSERVATORY 3.56m x 3.15m

(11'8 x 10'4) UPVC double glazed brick based conservatory. UPVC double glazed double opening French doors give direct access to the rear family garden. Number of opening windows with security locks. Double panel radiator. Wall light points. Archway leads to: EXTENDED DINING KITCHEN 6.58m x 2.34m

(21'7 x 7'8) UPVC double glazed tilt and turn opening window overlooks the side elevation. Adjoining UPVC outer door gives access to the side driveway. Good range of eye and low level cupboards and drawers. Incorporating an illuminated glazed display unit. Carron Phoenix one and a half bowl stainless steel single drainer sink unit with centre mixer tap. Set in heat resistant roll edged work surfaces with ceramic splash back tiling. Built in appliances comprise: Fagor four ring ceramic hob. Illuminated stainless steel curved glass extractor canopy over. Diplomat electric oven and grill. Microwave oven above. Integrated fridge and freezer, both with matching cupboard fronts. Plumbing for an automatic washing machine. To the dining area is a further UPVC double glazed window enjoying an outlook over the rear garden. Two top opening lights with security locks. Double panel radiator. Pitched pine panelled ceiling with Velux pivoting roof light. FIRST FLOOR LANDING Spacious landing area approached from the previously described staircase with matching spindled balustrade. Feature stained glass leaded window to the half landing. Corniced ceiling. BEDROOM ONE 4.14m x 3.02m plus wardrobes (13'7 x 9'11 plus war Double glazed window enjoys an outlook over the rear garden. Side and top opening lights with security locks. Double panel radiator. Corniced ceiling. Wall light points. Bank of fitted wardrobes to one wall comprising two double and three single wardrobes. Television aerial point. BEDROOM TWO 4.17m into bay x 3.61m

(13'8 into bay x 11'10) Second good sized double bedroom. Double glazed leaded walk in bay window enjoys a private outlook to the front elevation. Top and side opening lights with security locks. Double panel radiator. Extensive range of fitted bedroom furniture comprises two single wardrobes with adjoining bedside cabinets with reading lights over. Overbed storage cupboards. Two further double wardrobes with storage cupboards above. BEDROOM THREE 3.45m x 2.31m

(11'4 x 7'7) Third larger than average bedroom. Double glazed window overlooks the rear elevation. Top opening light. Single panel radiator. BATHROOM 2.34m x 1.91m

(7'8 x 6'3) Double glazed leaded outer window with obscure glass. Top opening light. Two piece suite comprises: Corner panelled bath with a Aqualisa shower over. Vanity wash hand basin set in a display surround with cupboards below. Wall mirror over with canopied lighting and adjoining medicine cabinet. Ceramic tiled walls. Heated ladder towel rail. Panelled ceiling with two inset spot lights. Access to loft space. Built in airing cupboard houses a lagged hot water cylinder and provides linen storage space. SEPARATE WC 1.40m x 0.76m

(4'7 x 2'6) Obscure glazed outer window with top opening light. Roca low level WC. Ceramic tiled walls. Panelled ceiling with two inset spot lights. OUTSIDE To the front of the property is a walled garden which has been laid for ease of maintenance with garden stone chippings and provides off road parking for a number of cars. Well stocked flower and shrub borders. The driveway continues down the side of the property through double opening wrought iron gates.

To the immediate rear is a superb family garden which has been laid to lawn with adjoining flagged patio. Well stocked mature borders with a number of shrubs, trees and flowering plants. Inset stepping stones lead to the rear of the garden and an additional stone chipped patio/seating area. Timber arch leads through to a further garden area and timber garden store. Outside tap. Security lighting. GARAGE 4.78m x 3.05m

(15'8 x 10') Single garage with pitched and tiled roof. Approached through an up and over door. UPVC double glazed outer window gives good natural light. Power and light supplies connected. CENTRAL HEATING The property enjoys the benefit of gas fired central heating from a Worcester condensing boiler serving panel radiators and domestic hot water. DOUBLE GLAZING Where previously described the majority of windows are DOUBLE GLAZED LOCATION This delightful and deceptively spacious three bedroomed semi detached family house is situated on a unique private road bordering Royal Lytham Golf Club and being within strolling distance to Ansdell Primary School and Lytham St Annes Technology & Performing Arts College. There is public right of way over Royal Lytham Golf Course which gives easy access to AKS junior and senior schools, Fairhaven Lake, the beach and foreshore. Ansdell's thriving shopping facilities on Woodlands Road together with transport facilities are all within walking distance from the property. An internal viewing is strongly recommended to appreciate the accommodation this property has to offer, together with good sized rear garden and private aspect to the front. 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 ?7.50. Council Tax Band D 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, lythamstannespropertynews.com Email Address: zoe@johnardern.com 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 Professional 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 March 2018"