Higher Lane, Lymm, WA13 0BG

A truly exceptional three-bedroom period cottage, with title deeds dating back to the mid-1800s and believed to originate from the 1700s, offering a rare blend of historic charm and thoughtfully designed modern living. Beautifully extended and sympathetically modernised throughout, this distinctive home showcases an abundance of original character features, including exposed beams, feature fireplaces, vaulted ceilings, and carefully curated heritage styling. Occupying a sought-after position within Lymm Village, the property is ideally located close to highly regarded local schools, village amenities, and picturesque countryside walks. The accommodation has been finished to an impressive standard, combining timeless period detail with high-quality contemporary fittings to create a warm and inviting family home.  Our vendor had previously been granted planning permission (now lapsed) for a two storey extension to the side elevation, so this property offers abundant potential to extend (stpp). The welcoming dining room sets the tone with Canadian oak flooring, original beams, plantation shutters, and a striking feature chimney breast with wood mantel and stone hearth. The extended lounge offers generous living space with exposed beams, a feature stone fireplace, and French doors opening onto the beautifully maintained South-facing garden. The bespoke kitchen is fitted with solid oak cabinetry, black granite worktops, integrated appliances, and a Rangemaster stove, all complemented by a vaulted ceiling and carefully considered lighting. To the first floor, the staircase features a unique handcrafted balustrade made from an oak barrel, leading to three well-proportioned bedrooms, including a stunning principal suite with vaulted beamed ceiling and stylish heritage-inspired ensuite. The vendor did receive planning permission (now lapsed) to construct a two storey extension to the side elevation. Externally, the property benefits from a stoned driveway with wooden gates leading to a generous, fully enclosed South-facing rear garden featuring mature borders, lawned areas, patio seating, feature lighting, and a Dutch-style shed. Rarely do homes of such character, quality, and historical significance come to the market in this desirable village location. Early viewing is essential to fully appreciate the craftsmanship, charm, and lifestyle this remarkable cottage has to offer.

DINING ROOM - 4.35m x 3.58m (14'3" x 11'8") uPVC composite exterior door with vision panel and exterior canopy, together with a uPVC double glazed window to the front elevation featuring traditional black latch detailing, a design feature continued throughout all windows in the property, along with plantation shutters. To the side elevation, there are two windows positioned either side of the chimney breast. Further features include three wall lights, picture rails, original beams, Canadian oak flooring, a feature chimney breast with wood mantel and stone hearth, and a central heating radiator.

LOUNGE - 7.21m x 4.49m (23'7" x 14'8") An extended room featuring a continuation of the oak flooring, exposed beams, and a feature stone fireplace. French doors with plantation shutters open onto the rear elevation, while three central heating radiators provide warmth throughout. There is also an understairs storage cupboard housing the Vaillant combi central heating boiler.

KITCHEN - 5.06m x 2.65m (16'7" x 8'8") Accessed from the lounge via a half-glazed barn-style door, the kitchen is fitted with a range of solid oak base and wall units complemented by black granite worktops and an undermounted sink with mixer tap. Integrated appliances include a full-size Hotpoint fridge and matching freezer, Beko washer dryer, and Hotpoint dishwasher. A Rangemaster stove with electric ovens and induction hob forms the focal point of the room, complete with tiled splashback and concealed extractor fan. The kitchen is further enhanced by a vaulted ceiling with three pendant lights, two wall lights, tiled flooring, and is warmed by two kickboard fan heaters.

STAIRS TO FIRST FLOOR LANDING The staircase rises to the first floor landing and features a unique balustrade with railings crafted from an oak barrel.  The walls have panel detail and the landing has a window to the side elevation and a wall light.

PRINCIPAL BEDROOM - 4.53m x 4.1m (14'10" x 13'5") Two uPVC double glazed windows with plantation shutters over the rear elevation, vaulted beamed ceiling with decorative black metal strapping, spotlights and a covered central heating radiator. ENSUITE - 2.61m x 1.4m (8'6" x 4'7") Fully tiled and fitted with a traditional heritage-style suite comprising a WC, wash hand basin, and a fully enclosed shower enclosure with glass doors, illuminated inset shelving, and a thermostatic shower with handheld attachment. Additional features include a chrome ladder-style central heating radiator, Amtico flooring, shaver socket, extractor fan, and inset spotlights. BEDROOM 2 - 3.58m x 3.34m (11'8" x 10'11") uPVC double glazed window to the front elevation, central heating radiator, laminate flooring and vaulted ceiling. BEDROOM 3 - 2.61m x 2.3m (8'6" x 7'6") uPVC double glazed window to the front elevation, central heating radiator, laminate flooring, fitted wardrobes, and a vaulted ceiling. There is also loft access with a pull-down ladder, lighting, and boarded storage space. FAMILY BATHROOM - 2.08m x 2.04m (6'9" x 6'8") Fitted with a traditional heritage-style white suite comprising a WC, wash hand basin with tiled splashback, and a tiled bath with mixer tap, rain shower head, and handheld attachment. Additional features include a chrome ladder-style central heating radiator, spotlights, extractor fan, and Amtico flooring.

EXTERNALLY The front elevation benefits from a stoned driveway, with high wooden double gates providing access to the rear elevation. The generous, fully enclosed South-facing rear garden features a paved patio area, mature borders, and a lawn, together with a Dutch-style shed, exterior cold water tap, wall lights, and floodlights. There is also a gate leading to the adjoining cottage for a right-of-way easement. EXPIRED PLANNING: Application number: 2004/02121 Proposed two storey extension to rear and extension of one storey kitchen.  Approved and expired on 20/01/09

TENURE FREEHOLD COUNCIL TAX BAND Warrington Brough Council Tax Band: E

SERVICES All mains services are connected. Please note we have not tested the services or any of the equipment in this property, accordingly we strongly advise prospective purchasers to commission their own survey or service report before finalising their offer to purchase.

THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT THEY ARE NOT GUARANTEED AND DO NOT FORM ANY PART OF A CONTRACT. NEITHER BANNER & CO, NOR THE VENDOR OR LESSOR ACCEPT ANY RESPONSIBILITY IN RESPECT OF THESE PARTICULARS, WHICH ARE NOT INTENDED TO BE STATEMENTS OR REPRESENTATION OF FACT AND ANY INTENDING PURCHASER OR LESSOR MUST SATISFY HIMSELF OR OTHERWISE AS TO THE CORRECTNESS OF EACH OF THE STATEMENTS CONTAINED IN THESE PARTICULARS.

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