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SUMMARY
Located on a popular residential development is this four bedroom detcahed house which includes a well tended rear garden perfect for families. Accommodation comprises, hall, cloaks/W.C, lounge with archway to dining room, breakfast kitchen, utility room, family bathroom and en-suite shower room.


DESCRIPTION
Situated on a now well established and highly regarded small residential development off Sandy Lane, this attractive modern Georgian style detached family home provides exceptionally well proportioned four bedroomed accommodation with many pleasing features convenient to both Irby Village centre, excellent schools and delightful walks in nearby National Trust owned countryside.

Features include gas central heating with modern combination boiler, attractive high performance small paned double glazed windows, security system, wide colonnaded porch, reception hall with useful ground floor cloakroom/wc off, spacious 16ft lounge with archway to dining room with French windows to the garden, 16ft fitted breakfast kitchen with integrated hob & oven and good sized breakfast area, separate utility room, master bedroom with access to large enclosed balcony and en-suite shower room, three further bedrooms - two of which are excellent double bedrooms and a stylishly re-fitted family bathroom. Outside is a wide lawned front garden with ample off-road parking and a large 19ft integral garage with side gate opening to the well enclosed lawned rear garden ideal for children.

To view the EPC for this property please visit www.epcregister.com and enter the following RRN - 9548-6034-6284-7640-8950.

Overview 
Situated on a now well established and highly regarded small residential development off Sandy Lane, this attractive modern Georgian style detached family home provides exceptionally well proportioned four bedroomed accommodation with many pleasing features convenient to both Irby Village centre, excellent schools and delightful walks in nearby National Trust owned countryside.

Features include gas central heating with modern combination boiler, attractive high performance small paned double glazed windows, security system, wide colonnaded porch, reception hall with useful ground floor cloakroom/wc off, spacious 16ft lounge with archway to dining room with French windows to the garden, 16ft fitted breakfast kitchen with integrated hob & oven and good sized breakfast area, separate utility room, master bedroom with access to large enclosed balcony and en-suite shower room, three further bedrooms - two of which are excellent double bedrooms and a stylishly re-fitted family bathroom. Outside is a wide lawned front garden with ample off-road parking and a large 19ft integral garage with side gate opening to the well enclosed lawned rear garden ideal for children.

Location 
Irby Village provides a useful range of shops and services with principal shops and amenities in Heswall centre. There is a highly regarded primary school nearby with grammar schooling in West Kirby together with delightful country walks in the immediate vicinity. An established network of roads including the M53 and M56 motorways afford commuting links to major centres of employment in the North West.

Porch Area 
Exterior light and PVC leaded double glazed door opening into the reception hall.

Entrance Hall 7' 5" x 16' 9" max ( 2.26m x 5.11m max )
Staircase rising to the first floor with deep storage cupboard beneath, wall light point, double radiator and coved ceiling. Access to cloaks/W.C, kitchen and lounge.

Lounge 12' 6" x 16' 1" ( 3.81m x 4.90m )
Two double glazed windows, two double radiators, coved ceiling, contemporary white granite fireplace with living flame gas fire and archway to:

Dining Room 7' 8" x 9' 2" ( 2.34m x 2.79m )
Double glazed French windows to the garden, double radiator and coved ceiling.

Breakfast Kitchen 8' 8" x 16' 3" ( 2.64m x 4.95m )
Range of pine units with rolled edged work surfaces with drawers and cupboards beneath, matching wall cupboards above with concealed downlighting to work surfaces, inset 1 bowl sink unit, integrated 'Whirlpool' oven and separate gas hob with filter hood above, 'Whirlpool' dish washer, tiled walls, double glazed window and good sized breakfast area with double glazed side window, double radiator and small paned glazed door opening to:

Utility Room 8' 10" x 5' 7" ( 2.69m x 1.70m )
Plumbing and space for washing machine along with space for further appliances. Ceiling downlighting, panelled and glazed door to front and double glazed door to rear.

Landing 
Access to loft space, linen cupboard with shelving and doors to all rooms.

Bedroom One 16' 1" x 9' 10" ( 4.90m x 3.00m )
Two double glazed windows, double radiator, coved ceiling and double glazed French window opening to large balcony with surrounding railings.

En- Suite Shower Room 
Tiled shower cubicle with 'Mira' unit, recessed vanity unit with inset wash basin and storage beneath, w.c., shaver point, part tiled walls, double glazed window.

Bedroom Two 14' 2" x 10' ( 4.32m x 3.05m )
Two double glazed windows and radiator.

Bedroom Three 10' 3" x 9' 2" ( 3.12m x 2.79m )
Double glazed window and double radiator.

Bedroom Four 8' 7" x 7' 8" ( 2.62m x 2.34m )
Double glazed window and radiator.

Bathroom 
Updated contemporary white suite by 'Roca' with designer chrome fittings comprising panelled bath with thermostatically controlled shower unit and side screen, pedestal wash basin, low flush w.c., feature wall tiling, double glazed window, laminate flooring and radiator.

Front Garden 
Lawned front garden with shrubs and paved driveway providing off-road parking leading to the garage.

Rear Garden 
A side gate opens to the enclosed lawned rear garden with shaped borders, established shrubs, good quality boundary fencing and side amenity area.

Garage 
With workshop/storage space to the rear, lighting, power, water supply side window and 'Vaillant' combination boiler.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.