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Constructed of brick elevations with a tile hung two storey bay to the front surmounted by a tiled roof, this attractive 1930's detached residence occupies a semi-rural location on the periphery of Lymm. The property has been substantially extended in more recent years and it is considered absolutely essential that an internal inspection be undertaken in order to appreciate the full extent and quality of the accommodation. Ground floor: Porch, hall, lounge, dining room, study, re-fitted kitchen/breakfast room, snug, utility room and separate w.c. First floor: Spacious landing gives access to the main bedroom with re-fitted en-suite bathroom, four further good-sized double bedrooms, together with a re-fitted shower room and a family bathroom. A Worcester oil fired boiler supplies domestic hot water and central heating and this is further supplemented by double glazing. There is also a particularly good-size integral double length garage. The property is approached over a wide graveled driveway, with a front garden laid mainly to lawn. A wonderful feature of the property is the substantial rear garden which includes extensive lawn, orchard, vegetable plot, etc. and the grounds in all extend to about 3/4 acre. A viewing of this property is essential to appreciate the deceptively spacious accommodation and large garden.
LOCATION
The property is situated about 2 1/2 miles distant from Lymm Village Centre which offers a selection of local shopping facilities including a Local Sainsburys 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

(5 miles), Warrington (7 miles) and Manchester are readily accessible together with access to the M6/M56/M60 motorway network and subsequently to Manchester International Airport. There are very good local primary schools at High Legh and Little Bollington, together with the Primary Schools in Lymm itself and the highly respected Lymm High School.
DIRECTIONS
From our office in the centre of Lymm proceed up past the Sandstone Cross bearing right into Rectory Lane and up to the T-junction with the main road. Turn to the left on Higher Lane and continue out to the traffic lights at Broomedge. Turn to the right into High Legh Road and just after passing the turning on the right into Kay Lane, take the service road on the left, bear to the right and The Orchard will be found on the left hand side. SAT NAV WA13 0TW
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

PORCH
Quarry tiled floor. Double glazed front door and side screens.
ENTRANCE HALL 14'4 (4.37m) x 7'6 (2.29m) (MAX)
Radiator with cover, ceiling coving, telephone point. Understairs cloaks cupboard. Staircase to first floor.
DINING ROOM 14'4 (4.37m) (INTO BAY) x 12'0 (3.66m)
Double glazed box bay window to front, radiator. Reclaimed brick fireplace with slate hearth and open grate. Ceiling coving, two wall lighting points.
STUDY 12'0 (3.66m) x 7'1 (2.16m)
Double glazed window, radiator, three halogen downlighters, telephone point.
LOUNGE 23'10 (7.26m) x 12'0 (3.66m)
Recessed fireplace with open grate. Eight halogen downlighters, two radiators, TV aerial point. Double glazed side window. Double glazed sliding patio door to rear garden.
KITCHEN/BREAKFAST ROOM 27'1 (8.26m) x 13'0 (3.96m) (L-SHAPED MAXIMUM OVERALL)
A delightful room with modern re-fitted units comprising base cupboards and drawers, granite effect worktops, inset stainless steel 1 1/2 bowl single drainer sink unit with mixer tap, matching wall cupboards. Electric cooker point, built-in fridge, plumbing for dishwasher, stainless steel extractor canopy, laminate floor, radiator, double glazed window overlooking garden. Door to garage. Double glazed door to rear garden.
SNUG 11'9 (3.58m) x 11'3 (3.43m)
Radiator, ceiling coving, TV aerial point, telephone point, double glazed window.
UTILITY ROOM 6'9 (2.06m) x 5'11 (1.8m)
Stainless steel single drainer sink unit with cupboard and drawer under. Part wall tiling, double glazed window, plumbing for dishwasher. Door to:-
DOWNSTAIRS WC 6'9 (2.06m) x 5'2 (1.57m)
WC and pedestal wash basin. Part wall tiling, Worcester oil fired central heating boiler, double glazed obscured window
FIRST FLOOR

SPACIOUS MAIN LANDING 31'2 (9.5m) x 7'10 (2.39m) (MAX)
Two radiators, double glazed window. Access to Roof Void via folding ladder, part boarded with light.
BEDROOM ONE (FRONT) 17'0 (5.18m) x 11'9 (3.58m)
Including range of fitted wardrobes with storage cupboards over forming bedhead recess and two bedside cabinets. Halogen downlighters, radiator, double glazed window. Door to:-
EN-SUITE BATHROOM 10'11 (3.33m) x 9'0 (2.74m)
With ceramic tiled floor and mainly tiled walls. White suite comprising WC, pedestal washbasin, bath with side mixer tap and shower spray attachment. Separate shower cubicle with Triton electric fitment. Double glazed window, radiator, extractor fan, three downlighters. Built-in airing cupboard with hot water cylinder and slatted shelving.
BEDROOM TWO (REAR) 16'0 (4.88m) x 11'10 (3.61m)
Ceiling coving, double glazed window, single radiator.
BEDROOM THREE (REAR) 15'9 (4.8m) x 11'11 (3.63m)
Oak laminate flooring, ceiling coving, radiator, double glazed window.
BEDROOM FOUR (SIDE) 14'1 (4.29m) x 11'11 (3.63m)
Two double glazed windows, radiator.
BEDROOM FIVE (FRONT) 15'1 (4.6m) (INTO BAY) x 11'0 (3.35m)
Ceiling coving, radiator, double glazed window.
FAMILY BATHROOM 12'0 (3.66m) x 8'2 (2.49m)
With ceramic tiled floor and mainly tiled walls. White suite comprising low level w.c, pedestal washbasin and bath in tiled surround. Corner shower cubicle with Triton electric fitment. Double glazed window, radiator, recessed downlighter. Built-in linen cupboard.
SHOWER ROOM 8'11 (2.72m) x 4'1 (1.24m)
Tiled floor and mainly tiled walls. Double width shower cubicle with Triton electric fitment. Pedestal washbasin and low level w.c. Extractor fan.
OUTSIDE

INTEGRAL DOUBLE LENGTH GARAGE 29'10 (9.09m) x 11'10 (3.61m) (MAX)
Stainless steel single drainer sink unit, base and wall cupboards. Power and light, electrically operated up and over door, hose point, two windows. Part glazed door to outside.
GARDENS
The property stands in grounds extending to about 3/4 of an acre and is approached over a gravelled driveway with a front garden laid to lawn with borders, trees and shrubs. The very large rear garden is a further feature of the property backing onto farmland and comprising a wide paved patio area, paved pathways, timber decking area, extensive lawn, borders with shrubs, mature trees including fruit trees, ornamental pond, two timber garden sheds, two greenhouses, external lighting and a vegetable plot.
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
To be confirmed. Council Tax Band:- G
POSTCODE
WA13 0TW
POSSESSION
Vacant possession upon completion.
VIEWING
Strictly by appointment through the Agents.
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.
DISCLAIMER
Your home may be repossessed if you do not keep up repayments on your mortgage. Please contact Stephanie Leech on 0161 962 8700. 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.
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. "