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A beautiful detached family residence occupying a highly desirable location, close to Brooklands Primary School. The property is accessed via an entrance hallway leading to spacious study and sitting room. A large living room includes double doors leading out to a wonderful enclosed garden. A contemporary open plan family kitchen diner forms the hub of the home and incorporates bi-folding doors and sky light windows. A utility room is positioned just off the kitchen. Completing elegant ground floor accommodation are the WC and cloakroom. To the first floor is a landing with feature window and excellent storage. Four spacious bedrooms, master with an en-suite shower room, offer ideal sleeping quarters along with a modern family bathroom. Externally a driveway provides off road parking. To the rear is a stunning enclosed private established garden with a patio area and vegetable garden.
LOCATION
Sale is a vibrant town which enjoys a strong variety of differing housing stock, varying from contemporary apartment developments through to many beautiful period and traditional homes. The area is popular due to the strong links into Manchester City Centre via the three Metrolink stations. The nearby North West Motorway Network and easily accessible Manchester International Airport provide further valuable commuter links. The town centres of Sale and Altrincham provide for all comprehensive shopping needs, including a large number of multiple retail outlets. One of Europe's largest shopping centres, The Trafford Centre can be found only a few miles away. Trafford is also well known for its excellent educational facilities and there are several good schools situated close by to suit children of all ages.
DIRECTIONS
From our Sale office proceed out of Sale along Northenden Road passing the metro station on the right hand side and take the immediate turning right into Hope Road. Proceed along Hope Road for its full distance and at the traffic light junction travel straight over onto Brooklands road taking the first turning right into Framingham Road. Once on Framingham Road continue along where the property can be found on the right hand side. For SatNav purposes: M33 3RJ
IN FURTHER DETAIL THE ACCOMMODATION COMPRISES
Please note that we have not checked any of the appliances or the central heating system included in the sale (if any). All prospective purchasers should satisfy themselves on this point prior to entering into a contract.
GROUND FLOOR

Entrance Porch
Hardwood door with inset double glazing to front aspect. Ceiling light point. Tiled flooring. Further hardwood door with feature leaded inset leading into entrance hallway.
Entrance Hallway
Oak doors (dome with glass inset) leading into sitting room, living room, family kitchen diner, study, downstairs WC and cloakroom. Ceiling light point. Ceiling spotlights. Wood effect Karndean flooring. Turned staircase rising to first floor accommodation. Radiator.
Sitting Room 11'10 (3.61m) x 8'6 (2.59m)
Spacious sitting room with Double glazed leaded windows to front and side aspects. Ceiling light point and ceiling cornice. Wall light point. Radiator.
Living Room 26'2 (7.98m) x 11'10 (3.61m)
Bright and spacious living room with three upvc double glazed windows to side aspect. Upvc double glazed double doors lead out to rear garden along with floor to ceiling upvc double glazed windows to either side of the door. Two ceiling light points. Corniced ceiling. Two radiators. Exposed timber flooring.
Study 13'7 (4.14m) x 8'8 (2.64m)
Step down leads into good sized study with timber frame leaded window to front aspect and upvc double glazed leaded window to side aspect. Two ceiling light points. Door leading to understairs storage cupboard (with quarry tiled flooring, shelving and light point).
WC 4'11 (1.5m) x 4'10 (1.47m)
Continuation of the wood effect Karndean flooring. Ceiling spotlights. Extractor fan. Radiator. WC with push button flush and concealed cistern. Wash hand basinwith chrome mixer tap over set within vanity storage unit with round edge work surface over. Tiled splashback.
Cloakroom
Ceiling light point. Continuation of the wood effect Karndean flooring.
Family Kitchen Diner 21'9 (6.63m) x 20'7 (6.27m)
Fitted with a range of matching oak base and eye level units with granite work surfaces over and built in sink with chrome mixer tap over and granite drainer. Concealed lighting beneath the eye level units. Integrated dishwasher. Integrated tall fridge and integrated tall freezer. Integrated Neff microwave. Continuation of the wood effect Karndean flooring. Space for Rangemaster cooker with granite splashback and stainless steel extractor hood over with inset light. Underfloor heating. Ceiling spotlights. Additional ceiling downlights. Part vaulted ceiling and skylight windows. Double oak doors leading into useful pantry with light point and shelving. Double bi-folding doors leading out to the garden. Opening leads through to utility room.
Utility Room 8'7 (2.62m) x 7'6 (2.29m)
Continuation of the wood effect Karndean flooring. Fitted with a range of base units with round edge work surfaces over. Stainless steel sink and drainer with chrome mixer tap over and tiled splashback. Space for under unit washing machine and additional appliance such as dryer. Wall mounted Halstead boiler. Radiator. Vaulted ceiling and skylight window. Ceiling spotlights. Upvc double glazed leaded window to front aspect. Upvc door with double glazed opaque inset leading to side aspect.
FIRST FLOOR

First Floor Landing
Feature opaque leaded window to front aspect. Part vaulted ceiling. Ceiling light point. Loft access via ceiling hatch. Oak doors leading to four bedrooms, family bathroom and landing storage cupboard with shelving. Further door leads to additional useful storage, with light point and feature double glazed leaded bow window to front aspect and wood effect laminate flooring.
Master Bedroom 1 18'10 (5.74m) x 13'3 (4.04m)
Double bedroom with two ceiling light points. Upvc double glazed leaded window to rear aspect. Radiator. Range of fitted wardrobes. Opening leads through to en suite shower room.
En-suite Shower Room 6' (1.83m) x 4'10 (1.47m)
Fitted with a three piece suite comprising WC with push button flush. Half pedestal wash hand basin with chrome mixer tap over. Corner shower cubicle with glass shower screen doors and thermostatic shower over with floor to ceiling tiled walls within the shower are. Extractor fan. Ceiling light point. Chrome wall mounted heated towel rail. Opaque double glazed leaded window to side aspect. Wall mounted mirror cabinet with feature downlight. Part tiled walls. Tiled flooring. Underfloor heating. Radiator.
Bedroom 2 13'4 (4.06m) x 11'10 (3.61m)
Upvc double glazed leaded window to rear aspect. Ceiling light point. Radiator.
Bedroom 3 11'1 (3.38m) x 9'7 (2.92m)
Spacious double bedroom with two upvc double glazed leaded windows to side aspect. Ceiling light point. Radiator. Window above door to first floor landing aspect.
Bedroom 4 11'4 (3.45m) x 7' (2.13m)
Larger than average single bedroom with double glazed leaded window to front aspect. Ceiling light point. Radiator.
Bathroom 10'8 (3.25m) x 6'1 (1.85m)
Oak door with window over to first floor landing aspect. Fitted with a tiled bath with chrome mixer tap over. WC with push button flush. Shower cubicle with thermostatic shower and glass shower screen. Radiator. Ceiling spotlight. Extractor fan. Upvc double glazed leaded opaque window to side aspect. Wood effect Karndean flooring. Part tiled walls, fully tiled to shower area. Wall mounted bathroom storage cabinet.
OUTSIDE
Externally to the front of the property, is a stone flagged driveway providing off road parking for several cars. There is a lawned garden area with mature borders stocked with trees, plants and shrubs and low level brick wall to the front perimeter. A brick paved passageway leads down the side of the property, giving access to the rear garden via a wrought iron gate. There is hedging to bordering one side of the property and mature plants to the other side. To the rear of the property is a split level, Indian stone patio which steps down to a continuation of the same. The patio leads on to a beautiful lawned garden area which offers a high degree of privacy due to the mature trees, plants and shrubs within the borders. Timber fencing encloses either sides of the garden. There is an additional patio area enclosed by timber pegoda with established climbing plants providing shade. To the far rear of the garden is a further seating area with water feature. A gravelled area to one side houses a planted vegetable border. Hardstand for shed.
Energy Efficiency Rating

TENURE
Freehold. Subject to verification by solicitor.
SERVICES (NOT TESTED)
No tests have been made of mains services, heating systems or associated appliances and neither has confirmation been obtained from the statutory bodies of the presence of these services. We cannot therefore confirm that they are in working order and any prospective purchaser is advised to obtain verification from their solicitor or surveyor.
LOCAL AUTHORITY
Trafford MBC - Tax Band F
POSTCODE
M33 3RJ
POSSESSION
Vacant possession upon completion.
VIEWING
Viewing strictly by appointment through the Agents.
MORTGAGE INFORMATION
Gascoigne Halman Private Finance Ltd offers independent financial advice, which is regulated by the Financial Services Authority for mortgage, life assurance, pensions, unit trusts and individual savings accounts. Our financial advisers will be advised of all offers made. They have a wealth of experience in the highly competitive area of mortgage rates and available products. By our arranging an appointment to discuss your requirements, you will receive professional and independent mortgage advice that will be entirely appropriate to your own circumstances, may well save you money and speed up the whole transaction.
Disclaimer
our home may be repossessed if you do not keep up repayments on a mortgage. Please contact our Independent Financial Adviser Chris Collins on 0161 669 4001. Authorised & Regulated by the Financial Conduct Authority.
SURVEYS
If the property you buy is not for sale through Gascoigne Halman, one of our surveyors can carry out a survey for you. Survey Department - 01565 751328.
RESIDENTIAL LETTING & MANAGEMENT
If you already have or are considering purchasing a property to let please contact your local office for specialist advice or email lettings@gascoignehalman.co.uk "