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" An excellent opportunity to purchase a former farmhouse located in a highly desirable rural location and standing in its own gardens and grounds extending to approximately 0.8 of an acre including an orchard and paddock. Inspection will reveal well planned accommodation comprising: enclosed porch, lounge, inner hall, dining room, kitchen, rear porch, cloakroom, split level landing, three bedrooms and bathroom.

CONTINUED FROM FRONT SHEET Notable features accompanying the property include fireplaces to both the lounge and dining room, French doors to the garden from the lounge and partial double glazing.

Externally the property benefits from a dairy/utility room, a garage measuring 28'2' x 12'1' approached by a driveway in turn providing off road parking space for a number of vehicles, established gardens to both front and rear and an adjoining paddock and orchard.

The rear elevation enjoys a south westerly aspect and viewing is strongly recommended to appreciate the property's considerable potential and open views. ACCOMMODATION Double glazed door leading to: ENCLOSED PORCH With quarry tiled floor, radiator, light, windows to front and both sides, door with glazed panels leading to: LOUNGE 13'11' x 10'8' (4.24m x 3.25m) (into chimney breast recess) With exposed brick fireplace having quarry tiled hearth and display alcove, radiator, exposed beams, three wall lights, dual aspect with windows to front and side, access through to: INNER HALL With returning staircase to first floor, built in under stairs storage cupboard, pendant light, central heating programmer, door to cloakroom, door to: DINING ROOM 19'9' x 11'2' (6.02m x 3.40m) With tiled fireplace having stone hearth, two radiators, exposed beams, herring bone design wood block floor, double glazed French doors to side, two lights, window to front, doorway through to: KITCHEN 8'3' x 7'6' (2.51m x 2.29m) With double bowl stainless steel sink having mixer tap and cupboards below, range of base and wall units, working surfaces, tiled surrounds, double panelled radiator, telephone point, light, dual aspect with double glazed windows to side and rear, door to: REAR PORCH With cloaks rail, light and part glazed door to side. CLOAKROOM 8'3 x 7'6' (2.51m x 2.29m) With hand wash basin having cupboards below, low level WC, radiator, cloaks rail, wall light and double glazed window to rear. SPLIT LEVEL LANDING With radiator, pendant light, access to roof space, built in airing cupboard containing hot water cylinder, double glazed window to rear, doors to: BEDROOM ONE 14' x 10'9' (4.27m x 3.28m) (into chimney breast recess) With radiator, pendant light and dual aspect with windows to front and side. BEDROOM TWO 11'2' x 10'1' (3.40m x 3.07m) (into chimney breast recess) With radiator, alternative access to airing cupboard, pendant light and window to front. BEDROOM THREE 8'5' x 7'6' (2.57m x 2.29m) With radiator, pendant light and double glazed window to rear. BATHROOM With panelled bath having tiled surrounds, pedestal wash basin, bidet, low level WC, radiator with heated towel rail, light and double glazed window to side. AUCTION DETAILS VENUE
The Best Western
Moat House Hotel
Festival Park
Stoke on Trent ST1 5BQ

All enquiries Tel: 01782 261511

DATE: 20th May 2013

SOLICITORS DETAILS
Mr M Bracegirdle
Poole Alcock
6 Middlewich Road
Sandbach
Cheshire CW11 1DL

BUYERS ADMINISTRATION FEE
This property has been entered into our Property Auction and is therefore being sold subject to our General Conditions of Sale. We wish to draw your attention to Clause 4 of these Conditions, which require a successful Purchaser to pay in addition to the Purchase Price, a Buyers Administration Fee of ?395 inc VAT (?329.17 plus VAT).
This fee must be paid prior to or at exchange of contracts. To arrange payment of the fee telephone 01270 768919 or call at the Sandbach branch. OUTSIDE 28'2' x 12'1' (8.59m x 3.68m) FORMER DAIRY/UTILITY ROOM 10'5' x 7' (3.18m x 2.13m)
(overall) With single drainer stainless steel sink unit, oil boiler serving central heating and domestic hot water systems, light and part glazed door to rear.

GARAGE 28'2' x 12'1' (8.59m x 3.68m)
With up and over door, power, light, personal door to side and windows to side and rear.

WC
With low level WC, light and double glazed window to rear.

FRONT GARDEN
Laid to lawned section, pathway, a driveway provides ample off-road parking space for a number of vehicles and access to garage, oil storage tank, flower and shrub section.

SIDE AND REAR GARDENS
Laid to lawned areas with flower and shrub sections, raised borders with retaining walls, pathways, paved patio area, outside lighting, orchard with a gate providing access through to a paddock with water facility and an enclosed area with greenhouse, various outbuildings. IMPORTANT NOTICE
As the Sellers agent, we are not Surveyors or Conveyancing experts and as such we cannot and do not comment on the condition of the property or other issues relating to title or other legal issues that may affect this property, unless we have been made aware of such matters. Interested parties should employ their own professionals to make such enquiries before making any transactional decisions. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floor plans and distances referred to are given as a guide only and should not be relied upon for the purchase of carpets or any other fixtures or fittings. Lease details, service charges and ground rent (where applicable) and council tax are given as a guide only and should be checked and confirmed by your solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain the possession of bjb. "