Moss End, Holmeswood Road, Holmeswood, , L40 1TX Guide price £629,950 A truly delightful and deceptively spacious detached farmhouse dating back in parts to 1825, and extended by the current owners. Three receptions, and three bedrooms, all set within approximately 2.3 acres to include gardens and paddock. NO CHAIN.

ACCOMMODATION COMPRISES: EN-SUITE BATHROOM 2.64m x 2.38m (8'8" x 7'10") Entrance via solid wood door into: Double glazed window to side. Fitted with a three piece suite comprising panelled bath with shower over and glazed side screen, wall mounted wash hand basin and low level w.c. Walls ENTRANCE PORCH mostly tiled, and tiled floor with underfloor heating. Inset ceiling spotlights. Heated towel rail. Stone flagged flooring and pitched ceiling with exposed ceiling beams. Solid wood door to: BEDROOM 2 3.83m x 3.65m (12'7" x 12'0") RECEPTION LOUNGE 3.85m x 3.67m (12'8" x 12'0") Double glazed window to front. Built in storage area. Exposed ceiling beams and exposed wooden Double glazed window to front. Brick inglenook fireplace with stone flagged hearth housing a cast flooring. Radiator. iron wood burning stove. Exposed beamed ceiling. Radiator. Open to: BEDROOM 3 3.83m x 2.93m (12'7" x 9'7") SITTING ROOM 3.85m x 2.98m (12'8" x 9'9") Double glazed window to front. Wired for wall lights. Exposed ceiling beams. Radiator. Double glazed window to front. Radiator in decorative cover. Wired for wall lights. BATHROOM 1.88m x 3.25m max (6'2" x 10'8" max) OPEN PLAN DINING KITCHEN Double glazed window to side. Fitted with a four piece suite comprising fully tiled shower cubicle, panelled bath, wash hand basin and low level w.c. Oak style wood flooring. Radiator. DINING AREA 4.44m x 6.08m max (14'7" x 19'11" max) Double glazed windows to side and double glazed French doors to side. Spindle staircase to first OUTSIDE: floor accommodation. Understairs storage space. Oak style wood flooring. Radiator. Feature Moss End is rurally positioned yet offers easy access to both the A59 and the A565. and exposed wooden beamed and brick opening to: are within a short driving distance, there are primary schools both in Holmeswood, and Rufford, and the property lies along a direct school bus route to Academy. KITCHEN 4.29m x 5.17m (14'1" x 17'0") Double glazed window to side and double glazed French doors to garden. Fitted with a range of cream low level storage units with wood surfaces over incorporating four ring electric hob with Approached via double five bar gates leading to the extensive gravelled driveway providing ample extractor hood over, and twin bowl Belfast style sink unit. Central island with storage and shelving parking space for several cars. A detached double garage measuring 18' x 17'11, has twin doors and and wood surface. Brick ingle housing 2 oven AGA. Tiled to splashbacks. Oak style wood side personal access doors. flooring. Inset ceiling spotlights. Stable style exit door to rear.

UTILITY ROOM 3.13m x 4.79m (10'3" x 15'9") The delightful and private rear gardens have a cottage style feel providing a haven for a plethora of Surprisingly spacious, the Utility Room has a pitched ceiling and is extensively fitted with tall birds and wildlife and are well stocked with seasonal flowering shrubs, flowers and trees. Lawned storage units, one housing the gas boiler and Santon unvented hot water cylinder. Base unit gardens and a wooden arbour with chipped bark pathway. Various outbuildings to include incorporating round stainless steel sink unit, space for under counter fridge or freezer, plumbed for summerhouse and a recently erected cabin currently used as a gym, but ideal for many uses automatic washing machine and space for tumble dryer. Exit door to side. including hobby room, workshop or office space. FIRST FLOOR ACCOMMODATION: A turned stairwell with double glazed window to side leads to: The paddock with hedged and fenced boundaries wraps around the property and there are three LANDING access points; Directly from Holmeswood Road, (a little way down from the main entrance to the property), from the gravelled driveway (adjacent to the garage), and via the rear gardens. A good sized landing area which could be utilised as an office or reading area with double glazed window. Access to roof void. Exposed beamed ceiling and inset ceiling spotlights. Radiator. TENURE We are informed by the Vendor that the tenure of the property is BEDROOM 1 4.43m x 5.18m (14'6" x 17'0") Freehold Dual aspect double glazed windows. Wired for wall lights. Exposed beamed ceiling. Radiator. This information has not been verified by Angela Burnett & Co. Property Services and prospective purchasers are advised to consult their own solicitor for verification.

12 New Street, Mawdesley, Lancashire L40 2QP Tel: (01704) 821393 Fax: (01704) 821827 www.angelaburnett.com [email protected] Viewing by appointment only through Angela Burnett Property Services - please contact the office. We always strive to make our sales details accurate and reliable. If there is any point which is of particular importance to you, please contact our office, we will be pleased to check the information for you.