PROSPECT FARM, ROAD, KINGSLEY, WA6 6LS £475,000

Enjoying outstanding rural views, set in grounds of 1.356 acres with formal gardens, two paddocks and amazing further potential - an attractive three bedroom detached period house having good sized barn to the rear suitable for a number of alternative different uses, for sale with no ongoing chain

Prospect Farm is an exciting addition to the residential sale market. Rarely does a property combine so many unusual features and it is therefore anticipated that viewing interest will be substantial. The house occupies a splendid elevated location enjoying dramatic views to the rear over open countryside, whilst also boasting a range of facilities that include paddocks to both the front and rear, a high quality stable block, formal gardens, a good sized barn and an appealing period house that has undergo ne some improvement works in recent years and also offers excellent further potential.

The cottage itself dates back to 1850 and has been improved by the present owners with the installation of a new kitchen and bathroom. At ground floor level there are two reception rooms at the front of the house, one a living room and one a dining room. The kitchen is split into two areas and provides a comprehensive range of wall and floor cupboards whilst there is also a conservatory which has aspects to the side and the rear. Completing the accommodation on the ground floor is the rear hall and useful pantry.

At first floor level there are three bedrooms and a well appointed family bathroom that has been upgraded in recent times.

Because of the age of the house all the rooms have interesting individual characters and lovely period detail and are very flexible. It is acknowledged that future purchasers will want to make some further improvement works to the property with the present conservatory nearing the end of its useful life and there is obvious scope to extend the property, subject to the necessary planning permissions being granted.

There is a good sized barn located to the rear of the property that is presently used by the vendor as a general storage facility for the equestrian interest that is carried out at the property. It does however have fantastic potential to be incorporated within the principal dwelling so as to provide a much larger family home and this exciting scheme of improvement is sure to be an excellent project to undertake so as to create an even more unusual and high quality dwelling. It should be noted that any development works will be subject to the necessary planning permission being granted.

Externally the property offers a fantastic facility for those with a pony or horse. Indeed, it is very rare for a property under £500,000 to offer such excellent facilities. There are two paddocks, one to the front and one to the rear and both have high quality fencing clearly defining the boundaries. The present owners have also re-organised the whole set up to include the construction of a new high quality stable block that immediately adjoins the paddock to the rear and has a good turning out space. The quality of the arrangement is very high and sure to be of considerable appeal to many and a viewing is thoroughly recommended in order to fully appreciate the rarity of the overall offering.

LOCATION Kingsley is a semi-rural village with amenities such as Parish Church, two pubs, convenience stores and two schools. It is located close to which is a much sought after market town, well supplied with a wide variety of shops, restaurants, a post office, doctors and dentists surgeries and excellent schools.

There is easy access to , Liverpool, Manchester and North Wales via an extensive roadway system including the M53 and M56 motorways and travel to London from nearby and Acton Bridge stations are less than two hours away. Leisure attractions include several golf courses at Frodsham, , Sutton Hall and Delamere, walking in , Castle Park, Manley Mere and the sandstone

trail.

Travel to London from nearby Runcorn station is less than two hours away. Frodsham itself has a railway station that runs on the Chester to Manchester Piccadilly Line via Helsby, Frodsham, Runcorn East and Bank Quay

LIVING ROOM 13' 1" x 11' 10" (3.99m x 3.61m) Floor to ceiling brick fireplace with stone hearth housing woodburning stove. Front aspect window. Picture rail. Decorative coved ceiling. Double panel radiator. Door leading to the outside. Framed opening to the dining room.

DINING ROOM 12' 8" x 11' 10" (3.86m x 3.61m) Attractive cast iron fireplace with tiled insert. Double panel radiator. Front aspect window enjoying attractive rural views. Picture rail. Decorative coved ceiling. Framed opening to living room. Door to the kitchen.

KITCHEN The kitchen has two distinct areas which when all formed together provide an open plan space.

AREA ONE 12' 9" x 9' 2" (3.89m x 2.79m) Refitted in recent times with an excellent traditional range of wall and floor cupboards together with sliding drawers and wood block preparation surfaces throughout. Space for rangecooker. Space for dishwasher.

Single bowl Belfast sink with chrome mixer tap over. Deep pan storage drawers. Tiled surrounds to all preparation surfaces. Side aspect wooden framed double glazed window. Double panel radiator. Terracotta tiled floor. Door to dining room, rear hall and framed opening to kitchen area two.

KITCHEN AREA TWO 13' 10" x 5' 3" (4.22m x 1.6m) Fitted with a further range of wall and floor cupboards that match in those of kitchen area one and also have four glass window crockery display cabinets with glass shelving and one with book shelving and an integrated wine/champagne. Tiled surrounds to all preparation surfaces. Space for tall fridge/freezer. Double panel radiator. Door to conservatory and sliding door leading to pantry.

REAR HALL 9' 7" x 4' 0" (2.92m x 1.22m) The rear hall was an original external area that has had a temporary roof provided by the present owners so as to provide a useful link between the kitchen and the outside. From the rear hall access can be gained to the utility room.

PANTRY 13' 6" x 2' 10" (4.11m x 0.86m) The pantry also doubles as an understairs storage area providing very useful additional space. Fitted with shelving and has a light connection.

CONSERVATORY 13' 8" x 13' 8" (4.17m x 4.17m) Brick base construction. Stone floor. Double width doors leading to the garden. Double glazed windows overlooking gardens and part glazed door and step down leading to the kitchen area two.

FIRST FLOOR

LANDING 10' 11" x 3' 9" (3.33m x 1.14m) Doors to three bedrooms, cloakroom and family bathroom. Double panel radiator. Window with attractive view over rear garden and paddock. Picture rail. Access to loft space. Used by the present owners as a study area.

BEDROOM ONE 13' 1" x 11' 10" (3.99m x 3.61m) Double panel radiator. Picture rail. Decorative coved ceiling. Side aspect window overlooking paddock. Door to the landing.

BEDROOM TWO 12' 9" x 11' 9" (3.89m x 3.58m) Side aspect window overlooking paddock. Double panel radiator. Stripped and varnished wooden flooring. Picture rail.

BEDROOM THREE 9' 3" x 9' 0" (2.82m x 2.74m) Side aspect double glazed window. Double panel radiator. Picture rail. Door to the landing.

BATHROOM 9' 4" x 6' 1" (2.84m x 1.85m) Fitted with a suite comprising low level WC, panelled bath with chrome mixer tap and shower attachment. Pedestal wash hand basin with chrome taps. Part tiled walls. Fully tiled floor. Side aspect obscured glass double glazed window. Heated chrome towel rail/radiator. Door to the landing.

UTILITY ROOM 7' 9" x 7' 9" (2.36m x 2.36m) Fully tiled floor. Rear aspect window. Stainless steel one and half bowl sink. Floor level cupboards, terracotta tiled floor. Access to loft space.

THE BARN Immediately next to the house is a good sized double storey barn. This provides excellent storage space and subject to planning permission could well be utilised as an excellent building in which to extend the main residence. It presently configures

STORE ROOM 14' 1" x 11' 0" (4.29m x 3.35m) Light connection. Shelving. Door leading to the outside.

LEAN TO 12' 0" x 6' 1" (3.66m x 1.85m)

HAYLOFT 17' 1" x 14' 0" (5.21m x 4.27m) Ceiling height extending to 18'5"

EXTERNAL The property has an initially shared driveway with the adjoining property Hale Bank which leads to a large set of full height gates. Going through the full height gates leads to the subject property's own private driveway, gardens and grounds. The driveway has been designed to incorporate several vehicles and also has ample parking and turning space immediately to the left for a horse box. The formal gardens comprise an area of lawn, paved patio and a fenced area suitable as a chicken coup. Beyond the garden is a superb paddock that has been skilfully upgraded by the present owners so as to have clear well defined boundaries and the benefit of a superb stable block with an enclosed overhang and turning out area. To the side of this block is an open fronted store. The space as a whole is ideal for those with a horse or two ponies and beyond the paddock excellent views of open countryside can be enjoyed.

STABLE BLOCK The stable block has three separate stables, an overhang, an enclosed turning out area, power and light connections and aspects over the adjoining paddock.

GENERAL PURPOSE STORE 14' 0" x 11' 3" (4.27m x 3.43m) Accessed via double width doors leading onto the shared area of driveway at the commencement of the property.

SERVICES We understand that mains water, electricity, gas and drainage are connected

VIEWING Viewing by appointment with the Agents office

TENURE We believe the property is freehold tenure

ROUTE From Wright Marshall's office in the centre of Tarporley take a right turn out of the village in the direction of Chester. Pr oceed until reaching a roundabout at which point take the third exit onto the A49 Warrington Road. Proceed up the A49 and continue until reaching a left hand fork onto the B5152. Proceed along for approximately 1.5 miles before reaching a crossroads. At the crossroads carry straight on. You will now be on Abbey Lane and after a short distance passing individual houses on the right hand side, there is a further crossroads at which point carry straight on. Proceed along passing Delamere Stores on the right hand side and continue passing Delamere Railway Station , also on the left hand side. Now in amongst Delamere Forest continue along passing The Carriers Inn, follow the road around until reaching a T junction which is a staggered junction. Take a right turn in the direction of Norley village and proceed for a very short distance passing the Homestead on the right hand side and the subject property will be found immediately on the left hand side clearly marked by a Wright Marshall For Sale board.

Or alternatively From our office in the centre of Tarporley take a right turn out of the village in the direction of Chester and proceed until reaching a roundabout. At the roundabout take the third exit onto the A49 Warrington. Proceed up the dual carriageway then th e road returns to single file. Take a left onto the B5152 (Stable Lane) and proceed until reaching the crossroads. At the crossroads carry straight on. Proceed until reaching a further set of crossroads and again proceed straight on. Pass Delamere Stores on the left hand side and passing Frith Avenue and proceed through the forest and having emerged through the forest into Hatchmere, continue to the crossroads and take a right turn in the direction of Norley passing a Chinese restaurant on the right hand side, proceed along and as the road bends sharply round to the right take a left fork (in other words straight on). Continue until reaching a junction at which point take a left hand turn. After taking the left hand turn you will pass Parish Church and Greenslade Farm on the right hand side then follow the road around proceeding up a hill and continue along and the subject property will be found on the right hand side clearly identified by a Wright Marshall for sale board.

63 High Street, Tarporley, www.wrightmarshall.co.uk Agents Note: Whilst ev ery care has been taken to prepare these sales particulars, they are for guidance purposes only. Cheshire, CW6 0DR [email protected] All measurem ents are approximate are f or general guidance purposes only and whilst ev ery care has been taken to 01829 731300 ensure their accuracy, they should not be relied upon and potential buy ers are adv ised to recheck the measurements