Rock Lane, Melling, L31 1EP

THIS CHARMING COTTAGE IS NESTLED AWAY IN A LOVELY PART OF MELLING. WITH EXPOSED BEAMS, AN INGLENOOK FIREPLACE AND EXTENSIVE GARDEN, THREE BEDROOMS AND THREE RECEPTION ROOMS CREATE A FLEXIBLE FAMILY HOME WHICH IS UNIQUE AND A HOME TO BE CHERISHED. THE DRIVEWAY PROVIDING OFF ROAD PARKING AND ACCESS TO THE GARAGE WHICH HAS THE POTENTIAL TO BE CONVERTED, IS AN ADDED BENEFIT OF THIS DELIGHTFUL PROPERTY AVAILABLE WITH NO ONWARD CHAIN.  THE BEAUTIFUL GARDEN IS PEACEFUL, NOT OVERLOOKED AND HAS MANY AREAS TO ENJOY WITH A PRIVATE PATIO AND POTTING SHED TUCKED AWAY BEHIND THE GARAGE, A LARGE LAWN WITH AMAZING VIEWS OF THE STUNNING COUNTRYSIDE AND A COTTAGE COURTYARD. SITUATED IN A SEMI RURAL PART OF MELLING WITH GOOD TRANSPORT LINKS AND IN A GOOD CATCHMENT AREA FOR LOCAL SCHOOLS,

Porch - 0.76m x 2.38m (2'5" x 7'9") Wooden glazed doors into the porch. Wall light. Exposed brickwork. Round, stained glass window. Wooden door into Reception Hall.  Reception Hall - 3.5m x 3.86m (11'5" x 12'7") Stairs to first floor. Cupboard on stairs with electric meter. Double glazed window. Doors to various rooms.

Lounge - 6.95m x 4.82m (22'9" x 15'9") Inglenook fireplace. Round stained glass window. Feature beams. Radiator. Double glazed patio doors to garden. Double glazed French doors to courtyard.  Dining Room - 3.58m x 3.61m (11'8" x 11'10") Open plan to kitchen but easily changed to separate room should you wish to. Radiator.

Kitchen - 4.54m (max) x 2.59m (14'2"(max) x 8'5") Country style kitchen with range of wooden base and wall units. Stainless steel sink with mixer tap and drainer. Four ring electric hob with extractor fan. Integrated double oven. Fully fitted with Miele dishwasher, washing machine and dryer and Liebherr fridge freezer. Exposed beams.  Wooden stable door to courtyard. Door to storage and onto WC. Utility Area (walk through to W/C)- 1.97m x 0.59m (6'5" x 1'11") Currently has room for a fridge freezer but could be converted into a utility room or second bathroom, Leads to WC.  WC - 1.51m x 1.97m (4'11" x 6'5") WC. Pedestal sink. Storage Cupboards. Window.  Master Bedroom - 4.85m x 3.94m (15'10" x 12'11") Open fireplace. Exposed beams. Windows to front and side. Open doorway to dressing room. Radiator. Dressing Room - 2.2m x 2.95m (7'2" x 9'8") A convenient adjoining room which could easily be converted into an ensuite  Window.  Rear Bedroom Two - 3.65m x 3.61m (11'11" x 11'10") Fitted wardrobes and drawers. Exposed beams. Radiator. Window.  Front Bedroom Three - 2.95m x 2.95m (9'8" x 9'8") Radiator. Window.

Landing - 4.72m x 0.89m (15'5" x 2'11") Doors to various rooms.

Bathroom - 2.92m x 0m (9'6" x 0'0") Corner bath. Shower cubicle with electric shower. Vanity sink. WC with hidden cistern. Radiator.  Obscured window.  Rear Garden A large raised garden with trees, hedges, stone built barbeque and stunning views over the fields. Area with potting shed and patio. Steps down to the courtyard which is flanked by the kitchen and lounge with established shrubs. The garden is not overlooked and provides a peaceful escape to relax and enjoy. The courtyard has the potential to create a stunning orangery in order to link the kitchen and lounge to provide a magnificent family, living area.  Front Aspect A delightful old cottage named 'Well Cottage' due to the old well that was there but is now a feature of the driveway, originally two separate cottages. Driveway leading up to garage. Gate to private gardens. Potential to extend the property subject to the necessary planning permission.

Garage - 3.2m x 6.15m (10'5" x 20'2")

A large garage currently housing the oil tank. Perfect to convert into a home office or gym etc.  Agents Note Freehold EPC E Council Tax Band - C The vendor has informed us that the oil tank has just been part filled with 500 litres of oil. There is a new thermostat to control the heating system and new carpets have recently been fitted.