"This extremely attractive and totally refurbished period property is situated at the junction of Beach Street and Henry Street in the heart of Lytham centre being within 100 yards from LYTHAM GREEN and the Ribble Estuary and only minutes strolling distance into the centre of Lytham with it's comprehensive facilities and town centre amenities.

An internal inspection is strongly recommended to fully appreciate the very well planned and extremely well fitted and appointed accommodation.

GROUND FLOOR REAR PORCH ENTRANCE/UTILITY 1.68m x 1.22m

(5'6 x 4') Approached through an outer door with circular decorative semi obscure panel. Slate floor. Side cupboard and Quartz work top having a Worcester combi central heating boiler. Plumbing facilities for automatic washing machine. Hardwood doors lead off: CLOAKS/WC 1.22m x 1.12m

(4' x 3'8) With matching slate floor. Two piece RAK white suite comprises: fixture wash hand basin with chrome mixer tap and mirror over. Semi concealed low level WC. Contemporary panel radiator. Pitched ceiling with double glazed pivoting Velux roof light. Wall mounted extractor fan. BREAKFAST-KITCHEN 4.95m x 3.86m

(16'3 x 12'8) maximum 'L' shape measurements. Superb recently fitted breakfast kitchen with a matching slate floor. Quartz working surfaces with matching breakfast bar and two stools. Inset stainless steel deep sink unit with Grohe mixer tap. Built in Electrolux appliances comprise: automatic fan assisted electric oven. four ring gas hob in stainless steel surround. Curved glass and stainless steel illuminated extractor canopy above. Integrated CDA dishwasher. Two contemporary wall mounted radiators. Double glazed windows overlook the side elevation. Fitted blinds. Velux pivoting double glazed roof light. Ceiling halogen downlights. BREAKFAST KITCHEN LOUNGE/DINING ROOM 8.53m x 4.19m max measurements (28' x 13'9 max me Superb spacious principal reception room. Two bays overlook the front and side elevations. Further third double glazed window with matching fitted blinds. 'Engineered' oak strip floor. Two contemporary radiators. Balanced flu coal effect gas fire. Contemporary solid oak staircase leads to the first floor. LOUNGE/DINING ROOM FIRST FLOOR LANDING 2.29m x 1.83m max measurements (7'6 x 6' max measu Matching oak and glazed balustrade. Attractive stained glass effect panel gives borrowed light. Access to the loft via folding ladder. The loft measures 3.5m x 3m

(restricted head height) and is fully boarded with light and power. Pivoting roof light gives the loft natural light. MASTER BEDROOM SUITE 4.34m into bay x 3.56m into bay (14'3 into bay x 1 Delightful principal double bedroom. Two double glazed bay windows overlook the front and side elevations. Fitted blinds. Contemporary fitted radiator. Discreet fitted headboard with storage shelving behind. EN SUITE SHOWER ROOM/WC 1.88m x 1.68m

(6'2 x 5'6) With a new three piece white suite comprising: corner shower compartment with a plumbed shower and curved sliding outer doors. RAK fixture wash hand basin with chrome mixer tap and splash back tiling. Fitted shaving point above with mirror fronted medicine cabinet. The suite is completed by an RAK semi concealed low level WC. Limestone tiled floor. Obscure double glazed outer window with modern roller blind and tiled sill. Ceiling halogen downlights and extractor fan. White heated ladder towel rail. BEDROOM SUITE TWO 3.56m x 2.77m

(11'8 x 9'1) Second well proportioned double bedroom. Double glazed window with fitted blinds overlooks Beach Street. Contemporary panel radiator. EN SUITE SHOWER ROOM/WC 3.10m x 1.75m max measurements (10'2 x 5'9 max mea Limestone tiled floor. Four piece recently fitted white suite comprises: step in tiled shower compartment with a plumbed shower and curved sliding outer doors. RAK fixture wash hand basin with chrome mixer tap and splash back matching tiling. Mirror fronted medicine cabinet above with adjoining shaving point. the suite is completed by an RAK semi concealed low level WC and matching adjoining bidet. Obscure double glazed opening outer window with tiled sill and modern roller blind. White heated ladder towel rail. Further wall mounted storage cabinet. Ceiling halogen downlights. CENTRAL HEATING (COMBI) The property enjoys the benefit of gas fired central heating from a recently fitted Worcester combi boiler serving contemporary panel radiators and giving instantaneous domestic hot water. DOUBLE GLAZING Where previously described all the ground and first floor windows have been replaced with uPVC DOUBLE GLAZED units. GARAGE 5.97m x 3.58m

(19'7 x 11'9) Brick constructed garage with a pitched tiled roof with single glazed roof lights giving natural light. Electrically operated roller door and rear personal door. Pitched under drawn ceiling with single glazed windows giving natural light. Power, light and water supplies connected. OUTSIDE To the front and side of the property there are easily managed and maintained garden areas with stone chipping with corner raised flower beds and recently planted shrubs.

To the rear is approached through a white painted solid oak gate leading through to the private rear court yard with matching stone flagged floor and having timber framed raised flower bed/seating. External light. External gas and electric meters. Rear pedestrian gate leading to the rear service road. OUTSIDE VENDOR NOTES The house was extensively renovated in 2015. Work to the house includes:
1. New boiler and plumbing throughout. Lead water supply pipe replaced
2. Complete electrical rewire
3. New UPVC windows to the ground and first floor
4. New ceilings on the metal grid system to the ground and first floor
5. Replastering to the ground and first floor
6. New damp proof course to the ground floor
7. Kitchen re built on new foundations LOCATION This extremely attractive and totally refurbished period property is situated at the junction of Beach Street and Henry Street in the heart of Lytham centre being within 100 yards from LYTHAM GREEN and the Ribble Estuary and only minutes strolling distance into the centre of Lytham with it's comprehensive facilities and town centre amenities.

An internal inspection is strongly recommended to fully appreciate the very well planned and extremely well fitted and appointed accommodation. TENURE FREEHOLD/COUNCIL TAX The site of the property is held Freehold and is free from any chief rent or other encumbrances. Council Tax Band D 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. VIEWING THE PROPERTY Strictly by appointment through 'John Ardern & Company'. 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 September 2017"