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** DRAFT DETAILS ONLY ** An ideal modern house for those looking to be within easy reach of Wilmslow town centre, yet tucked away at the end of cul-de-sac with an enclosed rear garden. Internally, the accommodation spans three floors, with an integral garage, utility/store and bedroom/reception room with en-suite to the ground floor. There are then two bedrooms to the first floor, along with a refitted white fully tiled bathroom. A second staircase leads to the large open plan living-dining room with its dramatic valuated ceiling and adjoining fitted kitchen.
LOCATION
The property is conveniently situated within easy reach of Wilmslow town centre with its excellent range of shops and general services, restaurants and wine bars. There are good local schools in the area for children of all ages, both State and Private. For the commuter Wilmslow railway station is on the main line to London Euston and also provides a regular commuter service to Manchester and surrounding districts. Access to the North West motorway network is within a short drive as is Manchester International Airport. The A34 Wilmslow by-pass is within easy reach and provides access to the superstores at Handforth Dean and Cheadle Royal and thereon to the business centres of Manchester and Stockport. Wilmslow leisure centre caters for many sporting activities and there are also a number of private sporting clubs in the surrounding area.
DIRECTIONS
From our Wilmslow office (SK9 1NY) on Alderley Road in central Wilmslow proceed in a northerly direction turning left at the first set of traffic lights into Water Lane. Turn second left into Wycliffe Avenue and continue to the end of the road into the Boleyn Park development (St James Drive). From St James Drive, Balmoral Way will be found as the second turning on the left hand side. (For sat-nav users - postcode: SK9 5QN).
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 Hall
Frosted stripped glazed entrance door. uPVC double glazed window to front. Attractive wooden flooring. Radiator. Staircase to first floor with understairs storage.
Store Cupboard/Utility Room 7'11 (2.41m) x 3'7 (1.09m)
Plumbing for washing machine. Alarm control panel. Continuation of wooden flooring.
Bedroom Two 14'2 (4.32m) into wardrobes x 8'8 (2.64m)
uPVC double glazed french doors to rear garden. Attractive wooden flooring. Radiator. Fitted wardrobes with floor to ceiling sliding doors.
En-Suite
Currently cleared of all its fittings ready for the installation of a new suite. Radiator. uPVC double glazed frosted window to side.
FIRST FLOOR

Landing
uPVC double glazed window to front. Wooden flooring. Boiler cupboard housing gas central heating boiler.
Bedroom One 14'2 (4.32m) into wardrobes x 9'7 (2.92m) maximum
uPVC double glazed window to rear. Radiator. Wooden flooring. Fitted bedroom furniture with mirrored sliding doors.
Bedroom Three 10'4 (3.15m) x 7'9 (2.36m)
uPVC double glazed window to front. Radiator. Attractive wooden flooring.
Bathroom 7'9 (2.36m) x 5'5 (1.65m)
Refitted bathroom with a matching three piece suite comprising panelled P-shaped bath with shower over, pedestal wash hand basin and low level wc. Tiled walls and matching tiled floor. Chrome towel radiator. Extractor fan.
SECOND FLOOR

Living Room 14'8 (4.47m) x 14'3 (4.34m)
uPVC double glazed french doors opening to juliet balcony to front. Double radiator. Tall vaulted beamed ceiling. Attractive wooden flooring. Opening to:
Dining Room 11'5 (3.48m) x 6'10 (2.08m)
uPVC double glazed box bay window to rear. Radiator. Wooden flooring. Opening to:
Kitchen 11'1 (3.38m) x 7' (2.13m)
Fitted with a matching range of base and wall level units complemented further with block effect working surfaces incorporating stainless steel single drainer sink unit with mixer tap and tiled splashback. Integrated stainless steel oven. Neff four ring hob. (Appliances have not been tested). Plumbing for washing machine. Space for fridge/freezer. Continuation of attractive wooden flooring. uPVC double glazed window to rear.
OUTSIDE

Integral Garage 16'4 (4.98m) x 8' (2.44m)
Up and over door. Electric meter.
Garden
Off road parking is provided to the front and there is an open porch, whilst to the rear there is an enclosed lawned garden with a high degree of privacy with an oak tree to the rear.
TENURE
Subject to verification by solicitors.
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
Cheshire East.
POSTCODE
SK9 5QN
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
Your home may be repossessed if you do not keep up repayments on a mortgage. Please contact Geraldine Hardman Independent Financial Adviser on 01625 540044. Authorised & Regulated by the Financial Services 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
Energy Efficiency Rating
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