238-240 Duckworth Street, , , BB3 1PX Tel. 01254 705521 Email. [email protected] Web. proctorsestateagents.co.uk

Pinnacle Nook, Blacksnape Road, Edgworth Side, Darwen Offers in the region of £425,000

LOCATION FROM EDGWORTH head North West towards Crown Gardens, continue ahead into Roman Road, go past the Crown and Thistle public house and the property can be found on the left hand side just after the Award winning Moorview Equestrian Centre. FROM DARWEN town centre leave on Road, turn left into Hardman Way, continue onto Sudell Road, bear right into Marsh house lane from the mini roundabout at the junction of Marsh House Lane, follow the road and at the second mini roundabout turn right, proceed along Blacksnape Road for approximately 1 mile passing the playing fields on the right. Continue ahead where the property can be found on the right hand side just before the Award winning Moorview Equestrian Centre.

Pinnacle Nook, Blacksnape Road, Edgworth Side, Darwen

TENURE We are adv ised by the v endor that the p roperty is Freehold. Any p rospectiv e purcha ser should seek cla rification from their solicitor.

A most impressiv e and delightfully situated stone built deta ched rural resid ence set amidst rolling country sid e yet conv enient for Darwen, , Bolton, Bury, Accrington, Burnley, P reston and Manchester, Chorley and with its proximity to the motorway networks of M65, M61,M6 and M60. The p rop erty dates back to 18th century and has many characteristic features. The split lev el accommodation offers a generous liv ing space for a growing fa mily (could ea sily p rov ide two separate liv ing arrangements). All wind ows ta ke adv antage of the stunning v iews that extend to the Lake District, Manchester and beyond. Briefly comprises: Ground floor entrance p orch, hall, d ouble bed room, family bathroom, fitted dining kitchen, lower ground floor, entrance p orch, spacious entrance hall, d ouble bed room with en suite shower room, stunning conserv atory, utility room, store room/kitchen and sitting room/bed room. First floor, master suite with bed room, en suite shower room and walk in dressing room (currently used as a single b edroom/nursery) along with a superb lounge with feature firepla ce. Benefits from P VC doub le-glazed windows and is warmed by ga s central heating (LPG), solid fuel burning stov es and a 'Rayburn' range (most rooms hav e two radiators to a ccommodate a choice of fuel). Ea sy to maintain gardens to the front, sid e and rea r and a d riv eway accommodating sev eral cars leads to a detached d ouble gara ge. The property is within the catchment a rea of Ed gworth prima ry school and Turton high school.

GROUND FLOOR POR CH Hard wood front d oor with double-glazed unit, radiator, shelv ing, glaze door through to;

GROUND FLOOR ENTRAN CE HALL

BEDROOM 15' 7" x 11' 10" (4.75m x 3.61m) 9'2 minimum. P VC d ouble-glazed window, bea ms to ceiling, two rad iators

FAMILY B ATHROOM Corner panelled bath, ped estal wash hand basin, low lev el WC, part tiled elev ations, radiator, P VC doub le-glazed window

FITTED DIN ING KITCHEN 16' 2" x 14' 1" (4.93m x 4.29m) Fitted wall and floor units including d rawers, b rea kfast ba r, electric point for cooker, 'Rayburn' range set in feature stone arched recess, sta inless steel single d rainer one and a half b owl sink unit, tiled spla sh-backs, glazed d ispla y units, allocated d ining a rea, three P VC doub le-glazed windows with stunning rural aspects

LOWER GROUND FLOOR This lev el could p rov ide separate ind ependent liv ing if required.

STONE BUILT POR CH Tiled floor, radiator

ENTRANCE HALL LWR GROND FLOOR 11' 8" x 9' 10" (3.56m x 3m) Measurements to minimum. Vaulted ceiling with bea ms, feature round window, built in cupb oard s, tiled floor, rad iator

STORE ROOM 16' x 9' (4.88m x 2.74m) Stainless steel single d rainer sink unit, wall mounted gas fired central heating boiler unit, This could p rov ide a kitchen if required

Tenure Freehold Agents Note: W hilst every care has been taken to prepare these sales particulars, they are for guidance Ground Rent purposes only. All measurements are approx imate are Council Tax Band Band E for general guidance purposes only and w hilst every care has been taken to ensure their accuracy, they Local Authority Borough Council should not be relied upon and potential buyers are EPC Rating 25 advised to recheck the measurements.

Pinnacle Nook, Blacksnape Road, Edgworth Side, Darwen

BEDROOM 16' 0" x 10' 4" (4.88m x 3.15m) Currently used as a snooker room. P VC d ouble-glazed window, radiator, work station/dressing table

EN SUITE Glazed and tiled shower enclosure, wash hand basin, low lev el WC, radiator, extra ctor

CONSERVATORY 20' 3" x 14' (6.17m x 4.27m) 14ft min (24'1 maximum). Feature stone built fireplace, wood mantle, P VC double-glazed window, P VC roof (new 2016), tiled floor, off to one side there is a 'snug' this could b e ideal for parties to p rov ide a bar area !

SITTIN G ROOM/ BEDROOM 15' 3" x 11' 5" (4.65m x 3.48m) Bea ms to ceiling, rad iator

UTILITY R OOM 7' 2" x 5' 10" (2.18m x 1.78m) Wall mounted ga s fired central heating b oiler unit, sta inless steel single d rainer sin unit, p lumbed for automatic washing machine, part tiled elev ations

FIRST FLOOR Landing, feature stained glass wind ow

LOUNGE 16' 2" x 13' 7" (4.93m x 4.14m) Vaulted ceiling with bea ms, feature stone built firepla ce and chimney breast, solid fuel burning stov e, three P VC double-glazed wind ows with stunning v iews to the Lake District in the North and the Derbyshire Hills in the S outh

MASTER SUITE

BEDROOM 15' 6" x 14' 11" (4.72m x 4.55m) Vaulted ceiling with bea ms, P VC double-glazed wind ow, wall lights, fitted wardrobes (three sliding doors)

LARGE WALK IN DRESSING ROOM 7' 11" x 7' 7" (2.41m x 2.31m) Currently used as a single b edroom/nursery. Vaulted ceiling, PVC double-glazed wind ow, radiator

EN SUITE PVC double-glazed wind ow, ped esta l wash hand ba sin, glazed and tiled shower enclosure, fully tiled elev ations, radiator

OUTSIDE To the front there is a lawn, natural stone walls and a long driv eway that prov ides off road parking for sev eral ca rs, in addition there is an original b rick built outhouse. The gard ens continue to the sid e and rea r with natural stone walls, lawns, large pav ed patio areas (bordering open fields with stunning v iews beyond).

DOUBLE DETACHED GARAGE 22' 4" x 19' 6" (6.81m x 5.94m) Up and ov er d oor, p ower, water, light, wood store, two PVC single-glazed windows, workstation

PLEASE NOTE VIEWINGS ARE TO BE ARRANGED THROUGH PROCTORS AND ARE BY APPOINTMENT ONLY. WE HAVE NOT TESTED ANY APPARATUS, EQUIPMENT, FIXTURES, FITTINGS OR SERVICES AND SO CANNOT VERIFY IF THEY ARE IN WORKING ORDER OR FIT FOR THEIR PURPOSE.

Proctors Darwen 238-240 Duckworth Street, Darwen, Lancashire, BB3 1PX Tel. 01254 705521 Email. [email protected] Web. proctorsestateagents.co.uk

Pinnacle Nook Blacksnape Road, Bolton Side, Darwen

Proctors Darwen 238-240 Duckworth Street, Darwen, Lancashire, BB3 1PX Tel. 01254 705521 Email. [email protected]

Web. proctorsestateagents.co.uk