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Originally constructed by a local builder this individually designed property has been substantially extended in recent years by the present owners. It is therefore highly recommended that an internal inspection be undertaken in order to fully appreciate all that the property affords which cannot in any way be appreciated from an external view point. The accommodation briefly comprises on the ground floor an entrance hall, cloakroom/w.c, utility room, lounge, study, conservatory/games room, extensive beautifully fitted kitchen/family room open to a leisure complex with swimming pool and there are also two ground floor bedrooms. On the first floor there is a main bedroom suite with walk-in wardrobe and en-suite shower room, together with six further bedrooms, a family bathroom and second floor playroom/occasional attic bedroom. The property further benefits from gas fired central heating and double glazing. Externally 'Tall Trees' is approached through electronically controlled entrance gates leading to a very large pavior forecourt and there is also a South-westerly facing rear garden.
LOCATION
Lymm Village Centre is about 1 1/2 mile distant which offers a selection of local shopping facilities including a Spar supermarket, together with various restaurants, banks, building societies and a Post Office. A local open market is held once a week on a Thursday. For more comprehensive shopping needs the larger commercial centres of Altrincham, Warrington and Manchester are readily accessible together with access to the M6/M56/M60 motorway network and subsequently to Manchester International Airport.
DIRECTIONS
From our office in the centre of Lymm proceed up past the Sandstone Cross and bear right into Rectory Lane. Continue up to the junction with the A56 (Church Road), turn left and continue along this road taking the fourth turning on the left hand side into Oughtrington Lane. The property will be found shortly after the turning on the left hand into Longbutt Lane, opposite Lymm High School.
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
L shaped, range of full height built-in cupboards, Oak double entrance doors, Oak laminate flooring, two radiators. Built-in cupboard. Staircase to first floor.
CLOAKROOM
Tiled walls. WC and wash hand basin with mixer tap and cupboard under.
UTILITY ROOM
Two ladder radiators, fitted base and wall cupboards. Plumbing for washing machine. Wall mounted gas fired boiler.
LOUNGE
Oak laminate flooring, halogen downlighters, feature Stone fireplace/chimney breast with recess for a flat screen T.V. Double doors from kitchen/family room.
KITCHEN/FAMILY ROOM
Fitted with extensive range of base and wall cupboards and Granite work surfaces. Tall cupboard housing built-in fridge and freezer. Inset 1 3/4 bowl sink unit with tap filtered water, separate hot water tap and mixer tap. Waste disposal. Integrated Neff dishwasher, double glazed window. Tall cupboard unit housing Siemens oven with microwave oven above. Built-in grill, four ring ceramic hob and adjoining two ring gas hob. extractor fan, peninsular unit with built-in wine cooler. Further tall cupboard unit housing Siemens oven and integrated coffee machine. Halogen ceiling downlighters, vertical radiator. Double glazed French doors opening to garden. Tiled floor. Double glazed French double doors opening to Leisure Complex.
STUDY
Fitted cupboards and shelving, together with desk unit. Radiator. Double double doors opening to Conservatory.
HALLWAY
With built-in cupboard. Staircase to first floor. Door to:-
GAMES ROOM
Oak laminate flooring, radiator. Built-in wardrobe.
CONSERVATORY
Double glazed windows and French double doors to garden.
FIRST FLOOR OFFICE
A versatile room ideal as bedroom or office suite. Approached via staircase from lobby area with radiator. Built-in cupboard. Two Velux double glazed roof lights.
FIRST FLOOR

LANDING
Double glazed window, two radiators. Range of fitted wardrobes. Built-in cupboard housing Worcester Green Star gas fired boiler. Staircase to second floor.
MASTER BEDROOM
Built-in wardrobe/cupboard. Radiator.
EN-SUITE SHOWER ROOM
With glazed shower cubicle and thermostatic fitment, low level w.c, wash hand basin on shelf with mixer tap. Fully tiled walls, extractor fan.
WALK-IN WARDROBE

BEDROOM (REAR)
With vaulted ceiling, radiator, two Velux double glazed roof lights.
BEDROOM (REAR)
Exposed beam. Built-in wardrobe. Radiator, two Velux double glazed roof lights.
BEDROOM (REAR)
Radiator.
BEDROOM (REAR)
Radiator, two double glazed Velux roof lights.
BEDROOM (FRONT)
Built-in wardrobe. Radiator, Velux double glazed roof light.
FAMILY BATHROOM
Fully tiled walls. Shower cubicle with glazed screen and thermostatic fitment. Free standing bath with side mixer tap, low level w.c. and wash hand basin with cupboard under. Radiator.
SECOND FLOOR

ATTIC PLAYROOM/OCCASIONAL BEDROOM
Three double glazed Velux roof lights, radiator, limited headroom. Two built-in undereaves storage cupboards.
LEISURE COMPLEX
Comprising large heated swimming pool with tiled surround. Wall light points. Vaulted ceiling with beams. Three sets of double glazed French double doors opening to garden.
SAUNA

HOT TUB

CHANGING/SHOWER ROOM/WC
Shower with thermostatic fitment. Fully tiled walls and floor, pedestal washbasin and WC.
PLANT ROOM
With boiler unit for swimming pool and filtration plant.
OUTSIDE
The property is approached through wrought iron electric double gates via an intercom system and there is CCTV security around the property. The enclosed forecourt area is block paved and provides parking for a large number of vehicles. The South-Westerly facing rear garden affords a stone flagged patio area, lawn, summer house on stilts and garden store shed.
ENERGY EFFICIENCY RATING

TENURE
Understood to be Freehold. 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
Warrington Borough Council. Council Tax Band:- To be advised.
POSTCODE
WA13 0QY
POSSESSION
Vacant possession upon completion.
VIEWING
Strictly by appointment through the Agents.
DISCLAIMER
Your home may be repossessed if you do not keep up repayments on your mortgage. Please contact Sandra Adkins Independent Financial Advisor on 01925 758435. Gascoigne Halman Financial Services Ltd offer independent financial advice, which is regulated by the Financial Services Authority for mortgage, life assurance, pensions, unit trusts and individual savings accounts.
MORTGAGE INFORMATION
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.
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 "