Higher Lane, Lymm - 5 bed - £1,149,950 - Gascoigne Halman - Lymm

Property details

Bedrooms: 5

Top Farm House is understood to originally date back to 1918 but the present owners have undertaken a renovation project on the original property, together with a substantial extension. The extensive family accommodation is presented to a very high standard and an internal inspection is absolutely essential, in order to fully appreciate the quality of fixtures and fitting throughout. There are certainly many features of note, including the magnificent 34 ft lounge, a separate 19 ft dining room which opens onto the decking area and the very spacious kitchen/breakfast room with its custom built units. On the first floor, a delightful galleried landing features a large opening looking over the dining room and the master bedroom suite has a dressing room, bathroom with shower and extensive views from the bedroom over the garden and farmland beyond. The flexibility of the accommodation is further enhanced by the additional bedroom and en-suite over the garage, which is self contained having its own entrance door. Externally, the property is well set back from Higher Lane, being approached through electronically operated entrance gates over a long driveway, which gives access to a courtyard area in front of the house. A further benefit is provided by the fact that the property has vehicular access over an additional driveway at the side, thereby providing a further parking area at the rear. The grounds themselves adjoins farmland to the rear and side and have been landscaped. A viewing is essential to appreciate this magnificent country residence.
LOCATION
Lymm Village Centre is about 1 3/4 miles distance which offers a selection of local shopping facilities including a Somerfield supermarket, together with various restaurants, banks, building societies and a Post Office. A local open market is held once a week on a Thursday. For more comprehensive shopping needs the larger commercial centres of Altrincham, Warrington and Manchester are readily accessible together with access to the M6/M56/M60 motorway network and subsequently to Manchester International Airport.
DIRECTIONS
From our office in the Lymm Village Centre proceed up past the Sandstone Cross bearing immediately right into Rectory Lane. Continue up Rectory Lane to the junction with the A56 and turn left onto Higher Lane. Continue along Higher Lane proceeding out of Lymm through the de-restriction signs and Top Farm House will be found on the right hand side just before reaching the traffic lights at Broomedge, virtually opposite the Jolly Thresher Public House.
IN FURTHER DETAIL THE ACCOMMODATION COMPRISES
Please note that we have not checked any of the appliances or the central heating system included in the sale (if any). All prospective purchasers should satisfy themselves on this point prior to entering into a contract.
GROUND FLOOR

PORCH

RECEPTION HALL 15'9 (4.8m) x 8'5 (2.57m)
Oak front door, oak flooring, radiator, three downlighters. Understairs storage cupboard. Entry phone. Staircase leading to first floor, spindle balustrade. Double glazed window, Glazed double doors to lounge and kitchen. Built-in cloaks cupboard.
CLOAKROOM 6'1 (1.85m) x 2'7 (.79m)
Glass bowl wash hand basin with chrome mixer tap, WC, single radiator, half tiled walls, tiled floor, extractor fan.
LOUNGE
Feature brick fireplace with beamed mantle, tiled hearth and open grate. Eight wall light points, oak flooring, radiators, TV aerial point, telephone point, ceiling coving. Double glazed French double doors opening to garden. Part small paned double doors opening to:-
GARDEN ROOM
Oak flooring, vaulted ceiling and feature opening through to galleried landing. Halogen downlighters, TV aerial point, radiator, two sets of double glazed French double doors opening to decking area. Archway to:-
KITCHEN/BREAKFAST ROOM 21'7 (6.58m) x 21'4 (6.5m) (MAXIMUM)
Mainly ceramic tiled floor with part oak flooring. Beautifully fitted with custom built off white units and satin chrome handles, comprising range of base cupboards and drawers, worktops, tiled splashbacks, inset stainless steel twin bowl single drainer sink unit with mixer tap, spray attachment and waste disposal. Built-in dishwasher, griddle with stainless steel extractor canopy over. Stainless steel Range cooker with splashback and extractor canopy over. Eleven chrome halogen downlighters. Fitted island unit with breakfast bar, large worktop area, illuminated storage cupboards under. Tall double pantry cupboard with pull out storage drawers and wall cupboard. Two double radiators, double glazed window.
OFFICE 9'5 (2.87m) x 8'4 (2.54m)
Double glazed window to front, radiator, telephone point, six chrome halogen downlighters.
UTILITY ROOM 15'1 (4.6m) x 6'8 (2.03m)
Fitted stainless steel single drainer sink unit with work top, mixer tap and cupboards under. Part wall tiling, ceramic tiled floor, tall double width store cupboard, eight chrome halogen downlighters, space for washing machine and dryer. Double glazed window. Door to outside. Door to:-
INTEGRAL GARAGE 19'9 (6.02m) x 18'9 (5.72m) (MAXIMUM)
Two up and over doors, one electrically operated. Double radiator. Range Tribune hot water cylinder. Worcester Green Star HE gas fired boiler and Sunvic Programmer. Electric meters and circuit breakers. Gas meter. Power and lighting. Door to:-
ANNEXE

REAR HALL
With oak door. Staircase to first floor.
FIRST FLOOR

BEDROOM 13'4 (4.06m) (MAX) x 13'1 (3.99m)
Chrome halogen downlighters, Velux double glazed roof light, port hole double glazed window, double radiator. Open to:-
KITCHENETTE 5'2 (1.57m) x 4'8 (1.42m)
Stainless steel sink unit, hot plate, integral fridge, bar.
EN SUITE SHOWER ROOM 13'0 (3.96m) x 5'3 (1.6m)
White suite with chrome fitments comprising vanitory wash handbasin with mixer tap, cupboard under. Shower cubicle with Gainsborough thermostatic fitment, slate tiled floor, fully tiled walls, low level w.c, double radiator, four chrome halogen downlighters, extractor fan.
FIRST FLOOR

GALLERIED LANDING
Overlooking Garden Room through feature opening. Two built in storage cupboards. Single radiator. Vaulted ceiling. Double glazed window. Access to Roof Void.
MASTER BEDROOM SUITE 14'10 (4.52m) (MAX) x 15'4 (4.67m) (PLUS DOOR RECESS)
9' 4" vaulted ceiling, ten halogen downlighters, telephone point, TV aerial point, double radiator, double glazed window. Extensive farmland views.
EN-SUITE DRESSING ROOM 11'5 (3.48m) x 8'1 (2.46m) (MAXIMUM)
Including built-in wardrobes on either side with sliding mirrored doors, hanging rails, shelving and lighting. Five halogen downlighters. Door to:-
EN SUITE BATHROOM 13'3 (4.04m) x 6'8 (2.03m) (MAX)
White suite with chrome fitments comprising free standing bath with mixer tap and shower attachment, shower cubicle with thermostatic fitment, shower attachment and drench head. WC, wash hand basin with mixer tap. Fully tiled walls, ceramic tiled floor, electric shaver point, double radiator, four chrome halogen downlighters and extractor fan.
BEDROOM TWO 11'5 (3.48m) (MAX) x 9'5 (2.87m)
Plus door recess with built-in wardrobe and access to En-Suite. Radiator, TV aerial point, telephone point, dual aspect double glazed windows.
EN-SUITE BATHROOM 8'3 (2.51m) x 6'0 (1.83m)
White suite with chrome fitments comprising wash hand basin with chrome mixer tap, WC, panelled bath with mixer tap, spray screen and thermostatic shower fitment over with shower attachment. Shaver point, four brass downlighters, radiator, ceramic tiled floor. Mainly tiled walls. Double glazed obscured window.
BEDROOM THREE (FRONT) 14'0 (4.27m) (TO WARDROBE FRONTS) x 10'6 (3.2m)
Including range of wall to wall fitted wardrobes with three drawers, shelving and three halogen downlighters over, radiator, double glazed dual aspect obscured windows.
BEDROOM FOUR (FRONT)
Double glazed window, radiator.
FAMILY BATHROOM 8'3 (2.51m) x 7'10 (2.39m)
White suite with chrome fitments comprising Whirlpool bath in tiled surround, wash hand basin with mixer tap, shower cubicle with twin jet fitment and shower attachment. Ceramic tiled floor, tiled walls, tiled display shelving, chrome ladder radiator, four brass downlighters and extractor fan, double glazed obscured window.
OUTSIDE
The property is well set back from Higher Lane in private grounds and is approached through electronically operated timber gates over a long driveway forming a courtyard area in front of the house and being laid with sets. There are extensive lawned areas to the front, side and rear, together with a large timber decking area with balustrade, steps down to the pergola and further decking area with lighting. At the rear of the house there is also an orchard area, vegetable plot and separate gravelled driveway approached through timber double gates with access being gained over the private made track at the side. The grounds further benefit from a Southerly aspect together with open views over farmland and there is extensive external lighting.
ENERGY EFFICIENCY RATING

TENURE
Understood to be freehold. Subject to verification by Solicitors.
SERVICES (NOT TESTED)
No tests have been made of mains services, heating systems or associated appliances and neither has confirmation been obtained from the statutory bodies of the presence of these services. We cannot therefore confirm that they are in working order and any prospective purchaser is advised to obtain verification from their solicitor or surveyor.
LOCAL AUTHORITY
Warrington Borough Council. Council Tax Band:- To be advised.
POSTCODE
WA13 0RW
POSSESSION
Vacant possession upon completion.
VIEWING
Strictly by appointment through the Agents.
MORTGAGE INFORMATION
Our financial advisers will be advised of all offers made. They have a wealth of experience in the highly competitive area of mortgage rates and available products. By our arranging an appointment to discuss your requirements, you will receive professional and independent mortgage advice that will be entirely appropriate to your own circumstances, may well save you money and speed up the whole transaction.
DISCLAIMER
Your home may be repossessed if you do not keep up repayments on your mortgage. Please contact Louise Tilston on 01925 860400. Gascoigne Halman Financial Services Ltd offer independent financial advice, which is regulated by the Financial Services Authority for mortgage, life assurance, pensions, unit trusts and individual savings accounts.
SURVEYS
If the property you buy is not for sale through Gascoigne Halman, one of our surveyors can carry out a survey for you. Survey Department - 01565 751328.