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This superb end mews bay fronted town house has been extended by the current owners providing extra ground floor accommodation. The rear garden benefits from a southerly aspect and has the convenience of having the garage located to the right hand side providing convenient access. The property offers versatile and well proportioned accommodation. Externally there is a small front garden and enclosed rear garden with patio. There is private off road parking located in front of the garage. As the property is an end mews it benefits from windows to the side allowing further natural light. Internal viewing is essential to appreciate the extended accommodation which is very well presented.
LOCATION
Lymm Village Centre offers a selection of local shopping facilities including a Sainsbury's local 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 over the Lower Dam and up Eagle Brow to the mini-roundabout continuing up to the junction with the A56. Turn left into Church Road and immediately right into Elm Tree Road, which then merges into Cherry Lane. Take the first turning on the left into Lady Acre Close. SAT NAV WA13 0SN
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 18'0 (5.49m) x 5'6 (1.68m) (MAX)
Double glazed front door, radiator, Oak floor, dado rail, under stairs storage cupboard. Stairs to First Floor with spindle balustrade.
FAMILY ROOM 15'4 (4.67m) x 12'4 (3.76m) (INTO BAY)
Extended room with part vaulted ceiling including Velux windows, double glazed window and double glazed bay window to the front, Oak floor, radiators, TV point, access to:-
DINING KITCHEN 16'1 (4.9m) x 9'0 (2.74m)
Fitted with a matching range of wall and base units with work surfaces over incorporating 1 1/2 bowl sink unit with mixer tap, built-in double oven, four ring gas hob with circulating hood above, integrated fridge/freezer and dishwasher, splash back tiling, Oak floor, radiator, double glazed obscured window to side, double glazed double doors with windows either side leading out onto rear garden.
UTLITY ROOM 5'6 (1.68m) x 5'4 (1.63m)
Space for washing machine, stainless steel sink unit, double glazed window to the rear, Oak floor, central heating boiler, extractor fan, door leading to:-
DOWNSTAIRS WC
WC, pedestal wash hand basin, Oak floor, radiator, extractor fan.
FIRST FLOOR

LANDING
Stairs to Second Floor, radiator.
LOUNGE 15'2 (4.62m) x 12'4 (3.76m) (decreasing to 10'8")
Double glazed window and bay window to the front, radiators, feature fireplace housing living flame coal effect gas fire with matching hearth and backing, TV point.
BATHROOM 6'9 (2.06m) x 5'7 (1.7m)
White suite comprising panelled bath with mixer/shower tap, WC, pedestal wash hand basin, extractor fan, part tiled walls, tiled floor, radiator, double glazed obscured window.
BEDROOM THREE 13'3 (4.04m) (PLUS WARDROBES) x 8'9 (2.67m)
Two UPVC double glazed windows to the rear, two double built in wardrobes, radiator.
SECOND FLOOR

LANDING

BEDROOM ONE 13'0 (3.96m) (to wardrobe fronts) x 10'8 (3.25m)
Two double glazed windows to the front, two built-in wardrobes, TV point, radiator.
EN SUITE SHOWER ROOM
Comprising tiled shower cubicle with built-in shower, WC, pedestal wash hand basin, splash back tiling, extractor fan, radiator, double glazed obscured window, shaver point.
BEDROOM TWO 13'2 (4.01m) (to wardrobe fronts) x 8'9 (2.67m)
Two double glazed windows to the rear, two built-in double wardrobes, radiator.
OUTSIDE

DETACHED SINGLE GARAGE 17'10 (5.44m) x 8'2 (2.49m)
Located to the side of the house with up and over garage door, eaves storage, power and light, courtesy door opening to side. (Driveway in front).
GARDEN
The rear garden is laid to lawn with a cobbled brick patio, gate to side path leading to the the garage.
ENERGY EFFICIENCY RATING

TENURE
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:-
POSTCODE
WA13 0SN
POSSESSION
Vacant possession upon completion.
VIEWING
Strictly by appointment through the Agents.
MORTGAGE INFORMATION
Gascoigne Halman Private Finance Ltd offers independent mortgage advice, which is regulated by the Financial Services Authority for mortgages, life assurance and general insurance. Our independent 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 01925 758345. Authorised & Regulated by the Financial Services Authority.
SURVEYS
Gascoigne Halman offer a range of surveys for prospective homebuyers which are undertaken by Chartered Surveyors. We can carry out Building Surveys, Home Buyer Reports or Condition Reports on a wide range of property types. If you would like to arrange a survey on this house or on any other property you might be considering, please call the Survey Department on 01565 751328 to discuss your requirements.
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 "