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" Birkett House is situated at the junction of Mythop Road and St Michaels Close in the heart of the Weeton Village close to a local primary school and within a short distance of the Eagle & Child pub/restaurant.

The property was constructed in 2015 as an individual detached family home constructed and fitted to an extremely high standard. The property enjoys an ideal rural location situated in one of the Fylde Villages and yet being within a 10 minute drive to the M55 motorway and to Kirkham town centre and well placed within 15/20 minutes drive to Lytham St Annes and Blackpool centres.

Internal viewing is strongly recommended.

GROUND FLOOR PORCH ENTRANCE 1.42m x 1.30m

(4'8 x 4'3) Approached through an outer door with upper leaded and semi obscure glazed double glazed panels. Side double glazed opening window. Over head light. Attractive German manufactured floor covering which continues into the hall, lounge and adjoining dining room. Double glazed double opening doors open to: ENTRANCE HALL 4.11m x 1.88m (13'6 x 6'2) Nicely appointed entrance hall. Staircase leads off with white spindled balustrade. Under stair cloaks/store cupboard. Under floor heating controls. Square arch gives open access to: DINING ROOM 3.25m x 2.95m

(10'8 x 9'8) Most attractive second reception room. Double glazed window with side opening light overlooks the front garden. Matching floor covering. Wall central heating thermostat. LOUNGE 5.61m x 3.71m

(18'5 x 12'2 ) Most attractive principal reception room. Double glazed window with two side opening lights overlooks the front garden. The focal point of the room is an attractive sandstone fireplace with inset remote controlled coal effect gas living flame fire. Television and telephone points. Wall central heating thermostat. CLOAKS/WC 1.98m x 0.97m

(6'6 x 3'2) Porcelain floor and part tiled walls. Two piece white suite comprises: fixture wash hand basin with chrome taps. The suite is completed by a low level WC. Obscure double glazed opening outer window. Ceiling halogen downlights. Ceiling mounted extractor fan. DINING-KITCHEN 9.04m x 4.98m

(29'8 x 16'4) (maximum 'L' shape measurements) A superb extremely well fitted 'Family open plan dining-kitchen' having porcelain tiled floor. Granite working surfaces and having twin bowl Belfast porcelain sink with chrome Quooker mixer tap. Modern island breakfast bar with four stools and having cupboards and drawers beneath. Built in Neff appliances comprise: automatic electric oven and combination microwave oven. Four ring ceramic hob. Illuminated extractor canopy above. Full length integrated larder fridge and matching full length freezer. Integrated dishwasher. Ceiling halogen downlights. ADJOINING LIVING AREA With double opening, double glazed doors which overlook and give access onto the sun terrace and lawned garden beyond. Three further double glazed windows enjoy superb views looking over the rear garden and side elevation. Wall mounted under floor central heating control panel. ADJOINING LIVING AREA UTILITY ROOM 2.95m x 1.45m

(9'8 x 4'9) With matching porcelain tiled floor. Wall and floor mounted cupboards with matching working surfaces and inset white porcelain single drainer sink unit with chrome mixer tap. Plumbing facilities for automatic washing machine. Ceiling halogen downlights. Part ceramic tiled walls. Obscure double glazed outer door with matching side opening window. Ceiling mounted extractor fan FIRST FLOOR Approached from the previously described staircase leading to the central landing. CENTRAL LANDING 5.54m x 1.83m

(18'2 x 6') With matching white balustrade and continuing staircase to the second floor. Double glazed window with side opening light overlooks the front elevation. Panel radiator. Airing cupboard contains an insulated hot water cylinder. MASTER BEDROOM SUITE 5.36m including dressing room x 3.78m

(17'7 includ Extremely well appointed principal double bedroom. Double glazed window with two side opening lights overlooks the front garden and attractive views beyond looking onto the fields adjoining the village hall. Double panel radiator. WALK THROUGH DRESSING AREA With fitted wardrobes with double doors and halogen downlights. EN SUITE SHOWER ROOM/WC 2.03m x 1.65m

(6'8 x 5'5) With porcelain floor and part wall tiles. Three piece white suite comprises: porcelain tiled shower compartment with a plumbed shower and curved sliding outer doors. Vanity wash hand basin with cupboard beneath and chrome mixer tap and adjoining semi concealed low level WC. Wall mounted shaving point. Chrome heated ladder towel rail. Obscure opening double glazed outer window. Wall mounted extractor fan. Ceiling halogen downlights. BEDROOM TWO 3.84m plus wardrobes x 3.25m

(12'7 plus wardrobes Spacious, most attractive double bedroom. Double glazed window with side opening light overlooks the rear garden. Double panel radiator. Range of fixture wardrobes. BEDROOM THREE 4.06m x 3.76m

(13'4 x 12'4) (maximum 'L' shape measurements) Third well planned and carefully appointed double bedroom. Double glazed window with side opening light enjoys views of the rear garden. Double panel radiator. BEDROOM FOUR 3.25m x 3.48m

(10'8 x 11'5) Fourth double bedroom. Double glazed window with side opening light overlooks the front garden. Double panel radiator. BATHROOM/WC 2.87m x 2.31m

(9'5 x 7'7) With porcelain floor and part wall tiles. The four piece suite comprises: roll topped bath with chrome freestanding mixer tap and hand shower. Step in porcelain tiled double shower compartment with a plumbed shower and sliding outer door. Fixture wash hand basin with mirror fronted medicine cabinet above and wall mounted shaving point. The suite is completed by a low level WC. Chrome heated ladder towel rail. Ceiling halogen downlights. Obscure double glazed outer window with side opening light. Ceiling mounted extractor fan. SECOND FLOOR Approached from the previously described staircase leading to the second floor which would be ideal as a TEENAGERS SUITE and at present comprises: CENTRAL HALLWAY With panel radiator and Velux pivoting double glazed roof light. BEDROOM FIVE/TEENAGERS LOUNGE 4.78m x 4.62m (15'8 x 15'2) With pitched roof having a Velux double glazed pivoting roof light. Double panel radiator. BEDROOM SIX 4.78m x 3.18m

(15'8 x 10'5) With matching pivoting Velux double glazed roof light. Double panel radiator. Pitched ceiling. A door gives access into a carpeted storage area (12' approx x 3'2) which could easily be converted into an En Suite if required. CENTRAL HEATING The property enjoys the benefit of gas fired central heating from a Glowworm Flexicom boiler concealed in a cupboard in the utility room serving water filled under pipes to the ground floor and panel radiators to the first and second floor together with domestic hot water. DOUBLE GLAZING Where previously described the windows have uPVC DOUBLE GLAZED units. OUTSIDE To the front of the property the garden has been landscaped for ease of maintenance with stone chipped areas and centre stone flagged wide pathway (wheel chair friendly) and matching pathways leading down both sides of the property. External front coach light.

To the immediate rear there is a delightful maturing garden laid principally to lawn with stone flagged sun terrace and side maturing trees. External lighting and garden tap. Double outside power points. OUTSIDE OUTSIDE DOUBLE GARAGE 5.41m x 5.36m

(17'9 x 17'7) With two electrically operated up and over doors and side personal door leading directly into the garden. Pitched tiled roof. Power and light supplies connected. Directly in front of the double garage there is a stone paved driveway (20'5 x 18'9) giving additional parking for two cars. 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 F. LOCATION Birkett House is situated at the junction of Mythop Road and St Michaels Close in the heart of the Weeton Village close to a local primary school and within a short distance of the Eagle & Child pub/restaurant.

The property was constructed in 2015 as an individual detached family home constructed and fitted to an extremely high standard. The property enjoys an ideal rural location situated in one of the Fylde Villages and yet being within a 10 minute drive to the M55 motorway and to Kirkham town centre and well placed within 15/20 minutes drive to Lytham St Annes and Blackpool centres.

Internal viewing is strongly recommended. 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 May 2018 "