"This spacious extremely well appointed semi detached property is situated in a tree lined avenue off Church Road within yards from ROYAL LYTHAM & ST ANNES GOLF COURSE and being within a few minutes strolling distance to a number of Ansdell Senior and Primary Schools. The property has been the subject of considerable expenditure during the coarse of the last 8 years and must be visited to be fully appreciated especially inspect the large FAMILY rear garden.

Viewing Essential

GROUND FLOOR PORCH ENTRANCE Approached through two replacement curved uPVC outer doors with obscure glass paneling. Tiled floor. ENTRANCE HALL 3.23m x 1.60m

(10'7 x 5'3) Solid wood polished strip floor. Internal door with glass strip paneling. Panel radiator. Side circular original leaded and stained glass obscure single panel window. Paneled staircase leads off with useful under stair store cupboard. Corniced ceiling. LOUNGE 4.88m into bay x 3.45m

(16' into bay x 11'4) Nicely appointed principal reception room approached through a glazed door from the main hall. Double glazed bay window overlooks the front garden. Double panel radiator. Corniced ceiling. Television aerial point. DINING ROOM/SECOND RECEPTION ROOM 5.36m x 3.20m

(17'7 x 10'6) Spacious extremely well appointed second reception room approached through a glazed door from the hall. Double opening, double glazed doors with matching side paneling gives access onto the raised sun terrace with the lawned garden beyond. Double panel radiator. Corniced ceiling. Matching solid wood polished strip floor. Matching glazed door leads to the extended dining kitchen. BREAKFAST-KITCHEN 4.70m x 3.43m

(15'5 x 11'3) Spacious extended FAMILY dining kitchen. Matching solid wood polished strip floor. Excellent range of modern white wall and floor mounted cupboards and drawers. Granite topped working surfaces incorporating a matching peninsula breakfast bar with four stools. Inset one & a half bowl stainless steel sink unit with granite moulded draining board and chrome mixer tap. Built in Bosch appliances comprise: fan assisted automatic electric oven. Five ring gas hob in stainless steel surround with splash back. Bosch stainless steel and glass illuminated extractor canopy above. Integrated fridge and freezer. Hotpoint built in dishwasher. Plumbing facilities for automatic washing machine. Built in wine chiller fridge. Corniced ceiling with halogen downlights. Floor skirting lighting. Two double glazed opening windows enjoy delightful views of the extensive rear garden. Adjoining French door gives access onto the sun terrace and gardens beyond. Cast iron contemporary wall mounted radiator. Sockets and provision for wall mounted television. FIRST FLOOR Approached from the previously described turned staircase with an obscure double glazed window on the half stair giving further light to the hall, stairs and landing. LANDING 4.34m max x 1.63m

(14'3 max x 5'4) Spacious central landing with paneled balustrade. Panel radiator. Access to loft via a folding ladder, the loft is part boarded. BEDROOM ONE 4.06m into bay x 3.45m

(13'4 into bay x 11'4) Nicely appointed principal double bedroom. Double glazed replacement uPVC bay window overlooks the front garden with discreet side views looking towards ROYAL LYTHAM & ST ANNES GOLF COURSE. Double panel radiator. Corniced ceiling. Television aerial point. BEDROOM TWO 3.51m x 3.12m

(11'6 x 10'3) Second well appointed double bedroom. Double glazed window overlooks the large rear lawned garden. Panel radiator. Corniced ceiling. BEDROOM THREE 3.23m x 2.46m

(10'7 x 8'1) Larger than average third bedroom. Double glazed window overlooks the rear garden. Panel radiator. Corniced ceiling. BATHROOM/WC 3.73m x 1.42m max measurements (12'3 x 4'8 max mea Ceramic floor and wall tiles. Electric under floor heating. Modern (7yrs old) four piece white suite comprises: tiled paneled bath with chrome mixer taps and inset mirror above with wall mounted shaving point. Pedestal wash hand basin with matching mixer tap. Step in tiled shower compartment with a plumbed over head shower and separate hand shower and fixed screen. The suite is completed by a low level WC. Double panel radiator. Obscure double glazed opening outer window. Ceiling halogen downlights. Wall mounted extractor fan. OUTSIDE To the front of the property the garden has been laid for ease of maintenance with concrete printed driveway and adjoining slate hard standing with shrub borders. Original attached garage has been changed, still having the up & over door but being open to the rear making an excellent dust bin store and external light.

The extensive rear FAMILY garden measures approx 70ft and has been designed with a raised stone flagged sun terrace adjoining the house with timber balustrade and part open canopy with halogen downlights and further lighting and garden tap. Central childrens lawned garden again with enclosed balustrade for safety and having a rear lawned garden with circular patio and dwarf walling.

To the immediate rear there is a large full width brick garage. BRICK GARAGE 7.01m x 5.18m

(23' x 17') With electric up & over roller door. Internal office within the main garage (7'3 x 5'7) which could easily be removed if purchasers wanted a larger double garage. To the side there is a further store (17'3 x 5'9) approached from a uPVC double glazed door from the garden or square arch leading directly into the garage. Further side obscure double glazed window giving natural light.
The garage complex has under drawn ceiling for further storage and two Velux double glazed roof lights and further side obscure double glazed window. CENTRAL HEATING The property enjoys the benefit of gas fired central heating from a Worcester Bosch boiler (7yrs old) situated in the loft serving panel radiators and domestic hot water. DOUBLE GLAZING Where previously described the principal windows have been replaced with uPVC DOUBLE GLAZED units. 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. LOCATION This spacious extremely well appointed semi detached property is situated in a tree lined avenue off Church Road within yards from ROYAL LYTHAM & ST ANNES GOLF COURSE and being within a few minutes strolling distance to a number of Ansdell Senior and Primary Schools. The property has been the subject of considerable expenditure during the coarse of the last 8 years and must be visited to be fully appreciated especially inspect the large FAMILY rear garden.

Viewing Essential 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. 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 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 March 2017"