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DESCRIPTION
This charming period property is a fine example of a country residence combining period grandeur, including high ceilings and spacious rooms with contemporary features. The accommodation includes a 30ft hallway with stairs to first floor and stairs leading down to the cellar. There is a sitting room with double doors to outside patio area and a large through lounge/dining room measuring 30ft in length. The ground floor WC is a useful feature and there is a fitted kitchen with utility and breakfast room. To the first floor there are four good size bedrooms with stunning contemporary family bathroom, en-suite bathroom, en-suite shower room and walk-in wardrobe/store room. The cellars have been converted to provide a versatile office space/bedroom five with window allowing natural light. There is another chamber providing an ideal store room or wine cellar! The property is approached via a sweeping driveway through electric gates with high brick wall. The property is set back in a wonderful circa 3/4 acre garden plot with mature trees, and patio areas and there are lovely views from the first floor bedrooms. Agden Mount Farm House is located just off the A56 with local convenience store and two public houses within walking distance and approx. 2.5 miles from both Lymm village and the M56 motorway. The property is well presented and tastefully decorated throughout and an internal viewing is especially recommended.
LOCATION
Lymm Village Centre 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
Travelling out of Lymm along the A56 continue through the crossroads at Broomedge and the property will be found 1/4 mile along on the left hand side. SAT NAV WA13 0NJ
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

COVERED PORCH
Stone tiled floor, brick built columns and front door with Gothic style glass insert.
ENTRANCE HALL
30 ft in length. Stairs to first floor landing with spindle balustrade, understairs door providing access to basement. Ceiling coving, parquet floor.
DOWNSTAIRS WC
Victorian style wash stand basin, WC, wall mounted storage cupboard, double glazed obscured window, parquet flooring, Victorian style cast iron radiator.
THROUGH LOUNGE/DINING ROOM
29 ft in length comprising:
LOUNGE AREA 15'0 (4.57m) x 15'0 (4.57m)
Double glazed deep sill bay window to front, exposed brick chimney breast incorporating fireplace with multi-fuel burning stove with stone hearth, ceiling coving, ceiling rose.
DINING AREA 16'0 (4.88m) x 14'0 (4.27m) (PLUS BAY)
Double glazed bay window to side, ceiling coving, ceiling rose, timber floor, radiator.
SITTING ROOM 17'0 (5.18m) x 15'2 (4.62m)
Double glazed double doors with windows to side and double glazed deep sill bay window to front, ceiling coving, timber floor, radiator.
KITCHEN 24'7 (7.49m) x 8'0 (2.44m)
Fitted with a range of wall and base units with white gloss doors. Work surface with inset 1 1/2 bowl ceramic sink unit with mixer tap. Recess for cooker, space for American style fridge/freezer, two double glazed windows to rear, integral dishwasher, laminate floor, part tiled walls, door to Utility Room and archway to Breakfast Area.
BREAKFAST AREA 10'3 (3.12m) x 8'9 (2.67m)
Double glazed window to side, radiator.
UTILITY ROOM 7'0 (2.13m) x 6'10 (2.08m)
Double glazed window to side.
FIRST FLOOR

LANDING
Spindle balustrade, access to bedrooms, bathroom and door to rear.
MASTER BEDROOM 18'8 (5.69m) x 15'2 (4.62m)
Double glazed windows to front and side, ceiling coving, radiator, door to en-suite.
EN-SUITE SHOWER ROOM
Walk in tiled shower cubicle with built-in shower and over sized shower head, Villeroy & Boch porcelain wash hand basin with chrome mixer tap, Villeroy & Boch porcelain WC, double glazed obscured window, Granite tiled floor, part tiled walls, chrome towel radiator.
BEDROOM TWO 15'5 (4.7m) x 15'0 (4.57m) (MAXIMUM)
Double glazed window to front, cast iron fireplace, radiator.
BEDROOM THREE 14'3 (4.34m) x 10'4 (3.15m)
Double glazed window to side, radiator, door to en-suite.
EN-SUITE BATHROOM
Free standing roll top bath, WC, pedestal wash hand basin, double glazed obscured window, tiled floor, radiator.
BEDROOM FOUR 14'3 (4.34m) x 10'0 (3.05m)
Double glazed window, radiator, door to dressing room. (Accessed via hallway with door to Dressing Room).
DRESSING/STORE ROOM 9'9 (2.97m) x 5'10 (1.78m)
A versatile room currently being used as a walk-in dressing room with fitted wardrobes. However could be used as a store room etc. Please note there is no window in this room.
FAMILY BATHROOM 16'0 (4.88m) x 7'10 (2.39m)
A luxury Period style bathroom with Victorian style free standing roll top cast iron bath with chrome mixer/shower tap. Contemporary double shower cubicle with glass screen and chrome oversize head shower, Victorian style double bowl wash stand, double glazed obscured window, timber floor, Victorian style radiator.
BASEMENT LEVEL
Hall way with stairs ascending to ground floor level with wrought iron balustrade and doors to chambers one and two.
CELLAR CHAMBER ONE 14'7 (4.45m) x 12'0 (3.66m) (PLUS RECESS)
A versatile room with ample head height and double glazed window to side allowing natural light and therefore providing a versatile room currently being used as an office with Utility Area. However would make an ideal guest bedroom five or playroom etc. Space and plumbing for washing machine and dryer, fitted base unit housing 1 1/2 bowl sink unit with mixer tap, recessed halogen spot lights, radiator.
CELLAR CHAMBER TWO 15'5 (4.7m) x 7'2 (2.18m)
Providing an ideal store room/wine cellar.
OUTSIDE
The property is situated to the rear left hand corner of a circa one acre garden plot with extensive lawned areas, mature trees, shrubs and bushes,, paved patio area, stocked flower beds and borders, partially enclosed with double wrought iron electrically operated gates providing access for gravelled parking and turning area with pathway leading to front door. There area additional gravelled areas to the side and rear.
ENERGY EFFICIENCY RATING

TENURE

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 0UE
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 Louise Tilston on 01925 860400. 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. "