Wigan Road, Leyland, Lancashire, PR25 5SB

This versatile detached farmhouse offers an abundance of accommodation primarily on the ground floor. The spacious reception hallway offers a warm welcome and leads you through to the living accommodation. The lounge opens up into a separate dining room, the open plan kitchen is fitted with some appliances with a central island, the perfect entertaining space. From there you will find a fully fitted boot room equip with ample storage. On the opposite side of the building there are two large double bedrooms/reception rooms, two bathrooms and separate WC. The first floor plays host to two further bedrooms, the main bedroom with an open plan four piece bathroom suite incorporating a roll top bath to add a touch of luxury. Externally the property is accessed via a private lane, double electric gates leading into a large driveway/parking area, double garage and extensive gardens. located on the outskirts of Leyland, situated close to major transport links and amenities. EPC - Council Tax Band F

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

LEY230154/2

Entrance Hall/ Reception Generously spacious entrance hall / reception room with high ceilings and dual aspect access through to front or rear gardens. Tiled floor, ceiling light points, spotlights. Access through to Breakfast Kitchen or Inner Hall.

Breakfast Kitchen 5.3m x 4.57m (17' 5" x 15' 0") Fabulous range of base and drawer units with complimentary worktops complimented by a Breakfast Island offering breakfast bar, storage and integrated wine cooler. Inset 1.5 sink and drainer with mixer tap, integrated microwave and oven. Electric hob with extractor over, space for dishwasher. Space for fridge freezer. Tiled floor with underfloor heating, spotlights, smoke alarm and stairs to first floor.

Lounge 4.6m x 4.52m (15' 1" x 14' 10") Double doors through to Breakfast Kitchen, double glazed windows, ceiling light points and wall lights. Wood burning stove effect gas fire. Arch through to Dining Room. Wood flooring with underfloor heating.

Dining Room 4.83m x 3.12m (15' 10" x 10' 3") Ceiling light point, double glazed windows, door to driveway. Wood flooring with underfloor heating. Fitted shelving and units.

Utility Room 3.05m x 2.97m (10' 0" x 9' 9") Quaint 'pew' style window seat, superb selection of floor to ceiling fitted cupboards. Cupboard one - walk in, shelving units with fitted gun cabinet. Cupboard two - Cloakroom storage with additional storage above. Cupboard three - Space for washing machine, housing boiler and underfloor heating controls. Fuse box and IT broadband controls. Door to front of house, double glazed windows. Spotlights and loft access.

Inner Hall Wall lights, loft access, window and smoke alarm.

Bedroom 4 4.57m x 4.04m (15' 0" x 13' 3") Double glazed windows, spotlights, solid oak door, power points, TV aerial, broadband points. Under floor heating.

Shower Room Beautiful modern fitted oversized walk-in shower with mains plumbed shower over and glass screen. Dual flush WC, vanity sink unit with mixer tap and storage. Towel radiator, shaving points, spotlights, window and solid oak door. Under floor heating.

Bedroom 1 5.18m x 3.5m (17' 0" x 11' 6") Double glazed windows, door to side access, solid oak door to hallway. Spotlights, power points, broadband points and TV aerial. Under floor heating.

Ensuite Bathroom 3.15m x 1.85m (10' 4" x 6' 1") Three piece bathroom comprising of inset bath with mixer taps and attachment. Split level with steps up to bath. Vanity sink with mixer tap and storage, dual flush WC and tiled elevations. Shaving point, fitted electric mirror, spotlights, extractor, roof window and cupboard housing underfloor heating controls. Surround sound.

Landing Loft access, smoke alarm, ceiling light point, wall light, roof window, oak & glass panel balustrade.

Bedroom 2 6.93m x 4.57m (22' 9" x 15' 0") Large bedroom open to four piece ensuite bathroom with double glazed windows, spotlights, radiator and loft access. Roof window, TV aerial, broadband and power points, wall mounted TV bracket.

Open to Ensuite Bathroom 2.9m - Four piece ensuite comprising of shower cubicle with mains plumbed shower over and tiled elevations. Single step up to a freestanding bath with mixer tap and personal attachment. Dual flush WC, pedestal hand wash basin with mixer tap and towel radiator. Shaving point, spotlights, extractor and roof window.

Bedroom 3 3.58m x 2.9m (11' 9" x 9' 6") Double glazed window, spotlights, TV aerial, broadband and power points, radiator, wood flooring solid oak door.

Ensuite WC Dual flush WC, miniature pedestal hand wash basing with mixer tap, extractor and ceiling light point.

Driveway Ample off road parking. Low maintenance, stoned, wall enclosed with gated access. Sleeper borders with shrubs and trees. Outside tap and electric points.

Rear Garden Desirable, oversized rear garden, wall and hedge enclosed with gated access, paved patio and split level to laid to lawn areas. Access to driveway and detached garage. Outside electric points, outside tap.

Detached Double Garage 5.61m x 5.08m (18' 5" x 16' 8") Detached, brick built garage with electric roller shutter door. Power and lighting with personal side door.