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" INSPECTION RECOMMENDED OF THIS ABOVE AVERAGE HOME A rare opportunity has arisen to acquire a much improved and characterful semi-detached house only a short distance from bustling Birkdale Village with its array of shops, restaurants, wine bars and Birkdale Railway Station on the Liverpool/Southport commuter line. The accommodation is also well placed for local schools, 'bus routes and for commuting to Ormskirk and the motorway network. Victoria park, the foreshore and numerous championship standard golf links are close by. The property has been tastefully modernised and briefly comprises: hall, front living room, sitting room, modern kitchen/breakfast room, utility room, three bedrooms, superb modern bathroom/shower room, a system of gas fired central heating and a number of windows are double glazed. An outstanding feature of the dwelling is the rear garden which is extensively stocked with mature tropical style plants and a raised decked area. The front garden has been laid to loose pebbles to provide hard-standing for motor vehicles. EPC = E

Double storm doors to Vestibule Tiled floor, front door to: Hall Oak wood strip flooring, central heating radiator with decorative cover. Front Living Room 4.82m into splayed bay x 4.05m

(15'10' into splay Feature splayed bay window to front, cast iron fire surround with interior relieved by ceramic tiles, oak wood strip floor, two central heating radiators with decorative covers. Rear Sitting Room 3.78m x 3.51m

(12'5' x 11'6') Double doors giving access to rear decked area and garden, feature window to side, recess for book shelves, central heating radiator, door to: Breakfast Room 4.17m max x 3.45 into square bay window (13'8' max Feature square bay window to side with window seat, open fire grate with york stone hearth and cupboards to one side of chimney breast, under-stairs storage area, central heating radiator with decorative cover, oak wood strip floor, open to: Modern Fitted Kitchen 2.10m x 3.25m

(6'11' x 10'8') Double bowl single drainer stainless steel sink unit with mixer tap, base units of cupboards, work surfaces, eye level cupboards, four light gas hob, built-in double oven, air purifier, integrated dish washer, integrated fridge/freezer, wine rack, part tiled walls, slate floor, double glazed window to side and double glazed door to side. Utility Room 2.07m x 3.26m

(6'9' x 10'8') Plumbing for automatic washing machine, central heating radiator, tiled floor, wall mounted gas fired central heating boiler, window to side. Half Landing Central heating radiator, linen storage cupboard. Rear Bedroom 3 2.10m x 3.31m

(6'11' x 10'10') Double glazed window to rear, central heating radiator. Recently Re-Fitted Modern Bathroom Rolled edge bath, mixer tap, shower attachement, low level w.c. Vanitory unit with his and hers raised bowls, large walk-in shower, chromium ladder-rad, part tiled, oak wood strip floor, two window to side. Principal Bedroom 3.91m x 5.39m

(12'10' x 17'8') Two feature windows to front, two central heating radiators with decorative covers. Rear Bedroom 2 3.81m x 3.56m

(12'6' x 11'8') Feature window to side, double glazed window to rear, central heating radiator with decorative cover. Outside: A truly delightful rear garden having a raised decked area with a Koi carp pond, decked walkway to area laid to loose stones and well stocked with mature tropical style plants, brick pavier patio, outside store. To the side there is an enclosed storage area.
Front Garden laid to loose pebbles providing hard-standing for motor vehicles with shrubs remaining. Council Tax The property has been placed in Band C for council tax purposes. 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. "