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"OIRO:A much improve and modernised semi-detached dormer style dwelling house located in what is now an established position, conveniently placed for Tarleton Village centre and local amenities. Well place for commuting to Preston, Southport, Ormskirk and the motor way net work. The accommodation briefly comprises:- Hall, Lounge Kitchen/Breakfast Room, Two Bedrooms/ 3/ Dining Room and Wet room. In addition the property is installed with gas fired central heating and uPVC double glazing. There are established gardens to front and rear and provision for off road parking. EPC = D.

ENTRANCE Double glazed door and side screen to entrance hall. Central heating radiator and built in cloaks cupboard. FRONT LOUNGE 4.79 X 3.51 (15'9' X 11'6') Double glazed uPVC window to front, wall mounted gas fire having living flame log effect and incorporating gas fired central heating boiler, central heating radiator. DINING ROOM/BEDROOM 3 2.87m x 3.48m

(9'5' x 11'5') UPVC double glazed sliding patio door and matching side screen onto rear patio and garden beyond, two central heating radiators. MODERN FITTED KITCHEN 4.34m x 2.40m

(14'3' x 7'10') uPVC double glazed windows to front and side; single drainer stainless steel sink with mixer tap; base units of cupboards and drawers; work surfaces; eye-level cupboards; ceramic hob; built-in oven; air purifier; plumbed for automatic washing machine and dishwasher; part tiled. Central heating radiator. BEDROOM 2 2.91m max x 2.73m

(9'7' max x 8'11') UPVC double glazed window to rear, central heating radiator. FIRST FLOOR BEDROOM 1 4.25m x 3.49m

(13'11' x 11'5') UPVC double glazed window to front, central heating radiator. WETROOM Open shower, pedestal wash hand basin and low level W.C. Central heating radiator, part tiled walls, built- in linen cupboard and uPVC double glazed window to side. OUTSIDE There is a driveway to the side leading to double timber gates, which give access to a hardstanding for motor vehicles.


The property is set in gardens to front and rear comprising lawns and flowerbeds. To the rear garden there is also an area of loose shale, paved patio and two timber garden sheds. INSPECTION The property may be viewed by appointment with this office. POSSESSION Vacant possession is to be given on completion. COUNCIL TAX From verbal enquiries we understand that West Lancashire District Council have placed the property in Band 'C' for Council Tax purposes.

PLEASE NOTE THAT WE HAVE NOT TESTED THE EQUIPMENT, APPLIANCES AND SERVICES IN THIS PROPERTY Notice Ellis & Sons for themselves and for the vendors or lessors of this property whose agents they are give notice that:
(i) the particulars are in good faith, are set out as a general guide only and do not constitute any part of a contract.
(ii) no person in the employment of Ellis & Sons has any authority to make or give any representation or warranty whatever in relation to this property.
ALL MEASUREMENTS ARE APPROXIMATE SERVICES: Where applicable we have not tested the mains services, central heating system or other appliances. Purchasers should carry out their own checks.STRUCTURAL ALTERATIONS:Where alterations have been made to a property, the purchasers should make their own enquiries to verify that planning consent and/or building regulations approval were obtained where necessary.
Fixtures and Fittings shown in photograph are not neccesarily included in the Sale."