Superbly presented five bedroomed detached and extended family home was originally constructed in approximately 1992 to a very exacting standard and has since been updated by the present owners and an internal inspection is strongly recommended to appreciate the well planned spacious and bright accommodation. together with the stunning rear lawned mature gardens. The property is situated in the hamlet of 'Great Plumpton' enjoying a delightful rural setting yet with excellent links to the following: Approx 10 minutes drive to Lytham and 5 minutes to the M55 motorway access point and a couple of minutes from Weeton Village primary school, Wrea Green Village School and Kirkham grammar school. There are also fast and easy routes to Blackpool and Preston town centres. Viewing essential.

Ground Floor -

Open Covered Entrance - With external wall light. Outer door with inset stained glass panel gives access to:

Hallway - 4.67m x 2.74m (15'4 x 9') - Spacious and very well presented entrance hallway. Turned staircase leads off to the first floor with solid wood balustrade. Very useful deep understair cloaks/store cupboard. Corniced ceiling and inset spot lights. Panel radiator with a decorative screen. Ceramic tiled floor with electric underfloor heating. Fitted display shelving to one wall with matching cupboards below. Solid wood doors lead off.

Cloaks/Wc - 2.29m x 2.03m (7'6 x 6'8) - UPVC obscure double glazed opening window to the front elevation. Two piece modern white suite comprises: Laufen low level WC. Vanity wash hand basin set in a wide display surround with fitted cupboards below. Inset ceiling spot lights. Single panel radiator. Ceramic tiled floor.

Lounge - 5.00m x 4.19m (16'5 x 13'9) - Tastefully appointed reception room approached through double opening solid wood doors. UPVC double glazed window overlooks the side garden with two side opening lights. Double panel radiator. Corniced ceiling and inset spot lights. Television aerial points. Focal point of the room is a fireplace with display surround and raised hearth supporting a wood burning cast iron stove. Two matching double glazed windows to either side of the fireplace.

Sitting Room - 5.87m x 4.04m (19'3 x 13'3) - Leading off the open plan dining kitchen through double opening doors is a second large family reception room with double opening double glazed French doors overlooking and giving direct access to the stunning rear garden. Two full length double glazed windows to either side of the doors. Pitched ceiling with two Velux double glazed pivoting roof lights and spot lights. Television aerial point. Double panel radiator.

Open Plan Dining Kitchen - Superb family dining kitchen approached through double opening glazed panel doors from the central hallway.

Dining Area - 6.25m x 3.30m (20'6 x 10'10) - Attractive tiled floor with electric underfloor heating. Corniced ceiling with inset spot lights. Panel radiator with decorative screen. UPVC double glazed double opening French doors give direct access on to the sun terrace with lawned gardens beyond. Matching full length windows to either side of the doors.

Kitchen - 4.78m x 3.81m (15'8 x 12'6) - UPVC double glazed window overlooks the rear gardens with side opening light. Excellent range of modern eye and low level fixture cupboards and drawers incorporating two illuminated glazed display units and useful spice cupboards. Blanco stainless steel one and a half bowl sink unit with centre mixer tap. Set in heat resistant work surfaces with matching splash back and concealed down lighting. Built in appliances comprise: Britannia cooking range with 6 gas ring burners, electric double oven and grill below. Illuminated extractor hood above with display plinth. Siemens microwave oven. Integrated Siemens fridge/freezer and dishwasher, both with matching cupboard fronts. Matching tiled floor with underfloor heating. Corniced ceiling and inset spot lights. Double panel radiator. Door leads to the Utility.

Utility Room - 3.58m x 1.91m (11'9 x 6'3) - Very useful separate Utility room. Matching tiled floor with underfloor heating. UPVC double glazed window overlooks the rear garden with side opening light. Adjoining double glazed UPVC door gives garden access. Stainless steel single drainer sink unit with centre mixer tap. Set in roll edged working surfaces with ceramic splash back tiling. Plumbing for washing machine and space for a tumble dryer below. Fitted cupboards. Wall mounted Deta extractor fan. Single panel radiator. Inset ceiling spot lights. Internal door leads to the INTEGRAL DOUBLE GARAGE.

First Floor Landing - 7.32m x 4.42m max (24' x 14'6 max) - Spacious central galleried landing area approached from the previously described staircase with spindled balustrade. UPVC double glazed opening window overlooks the front elevation. Additional opening double glazed window to the half stairs provides excellent natural light to the hall, stairs and landing areas. Single panel radiator. Corniced ceiling and inset spot lights. Built in airing cupboard houses an insulated hot water cylinder and provides linen storage space. Matching solid wood panelled doors lead off.

Principal Bedroom Suite - Spacious bedroom suite with walk through area 9'3 x 3'2 with doors leading off to the En Suite and a very useful 'walk in wardrobe' 6'5 x 4'8. With hanging rails, display shelving and further storage above, overhead light and single panel radiator. Corniced ceiling. Access to the board loft space via a pull down ladder and having a light. Leading to the Bedroom area.

Bedroom - 5.03m x 3.43m (16'6 x 11'3) - High level UPVc double glazed window to the front elevation. Side opening light. Double glazed double opening french doors give direct access to the SUN BALCONY. Corniced ceiling with two inset spot lights. Double panel radiator. Television aerial point. Modern fitted bedroom furniture comprises: Two double wardrobes with inset mirrored panels. Adjoining drawers and display cupboard. Corner kneehole dressing table with drawers either side.

Balcony - 6.22m x 2.06m (20'5 x 6'9) - Large sun balcony with balustrade enjoying views over the rear landscaped gardens. External wall mounted light.

En Suite Shower Room/Wc - 2.77m x 1.78m (9'1 x 5'10) - Obscure double glazed opening window to the rear elevation. Three piece modern white suite comprises: Wide corner shower cubicle with curved glazed sliding doors and a plumbed Mira shower. Low level WC. Wide vanity wash hand basin with drawer below and centre mixer tap. Mirror fronted bathroom cabinet above. Adjoining matching wall hung bathroom cupboard. Ceramic tiled walls and floor. Chrome heated ladder towel rail. Inset ceiling spot lights.

Bedroom Suite Two - 4.27m x 3.35m (14' x 11') - Second nicely presented double bedroom. UPVC double glazed window overlooks the rear gardens with two side opening lights. Single panel radiator. Corniced ceiling. Fitted bedroom furniture comprises: Double and single wardrobes with inset mirrored panels. Adjoining glass topped dressing table with drawers either side. Television aerial point. Door leads to the En Suite.

En Suite Shower Room/Wc - 3.30m x 2.08m (10'10 x 6'10) - Modern three piece en suite with doors to both bedrooms two and three. Obscure double glazed window to the side elevation with side opening light. Modern white suite comprises: Wide corner shower cubicle with curved glazed pivoting door and a plumbed Mira Element shower. Low level WC. Wall hung vanity wash hand basin with drawers below and centre mixer tap. Ceramic tiled walls and floor. Chrome heated ladder towel rail. Inset ceiling spot lights.

Bedroom Suite Three - 4.19m x 2.46m (13'9 x 8'1) - Two double glazed oriel bay windows overlook the side elevation with deep display sills. Both with side opening lights and one with an obscure privacy panel. Television aerial point. Corniced ceiling. Double wardrobe with inset mirrored panels and adjoining glass topped knee hole dressing table with drawers either side. Single panel radiator. As previously mentioned, a door leads to the En Suite shared with bedroom two.

Bedroom Four - 3.10m x 2.87m (10'2 x 9'5) - Fourth double bedroom. UPVC double glazed window overlooks the rear elevation with side opening light. Single panel radiator. Bank of freestanding wardrobes to one wall. Corniced ceiling and inset spot lights.

Bedroom Five/Study - 3.23m x 2.34m (10'7 x 7'8) - Fifth bedroom currently furnished as a study. UPVC double glazed oriel bay window to the side elevation with side opening light and deep display sill. Single panel radiator. Corniced ceiling. Telephone point. The bank of glazed display units are not included in the sale.

Bathroom/Wc - 2.03m x 1.91m (6'8 x 6'3) - Obscure double glazed opening window to the front elevation. Three piece modern white suite comprises: Tiled panelled bath with a centre mixer tap, glazed pivoting screen and plumbed Mira shower. Laufen low level WC. Wall hung wash hand basin with centre mixer tap. Mirror fronted bathroom cabinet above. Ceramic tiled walls and floor. Chrome heated ladder towel rail. Inset ceiling spot lights.

Outside - The Arbory has a communal private central block paved court yard which gives access to the four properties within this select development. Directly in front of the property is a matching block paved double driveway providing off road parking and leading directly to the integral DOUBLE garage. Timber gate gives access to the rear.

To the immediate rear are stunning landscaped and mature gardens enjoying a sunny private aspect. Adjoining the property is a large block paved sun terrace with external lighting and additional security lighting. Garden tap. Extensive lawned gardens beyond with curved borders, very well stocked with flowering plants and mature shrubs. Additional rear stone flagged patio area. Timber garden store. To the side of the house is a private enclosed 'kitchen' garden with an aluminium framed greenhouse and timber framed wood shed. Wrought iron gate gives direct access to the front of the property.

Integral Double Garage - 5.26m x 4.93m (17'3 x 16'2) - Brick integral garage approached through an electric up and over door. Power and light supplies connected. Wall mounted Main gas central heating boiler. Garden tap. Inner rear hardwood door leads to the Utility Room and main house. Additional part glazed inner door leads to:

Utility/Store Room - 2.34m x 1.91m (7'8 x 6'3) - UPVC double glazed window overlooks the rear garden, side opening light. Single panel radiator. Laminate working surfaces with cupboards and drawers below. Space for an additional fridge/freezer if required. Inset ceiling spot lights.

Central Heating - The property enjoys the benefit of gas fired central heating from a Main boiler (installed in 2015) situated in the garage serving panel radiators and domestic hot water. There is also electric underfloor heating to the Hallway, Dining Kitchen & Utility.

Double Glazing - Where previously described the windows have been DOUBLE GLAZED

Drainage - The property isn't connected to mains drains but to a drains/water treatment system, shared between the four properties at The Arbory. A figure of approximately £265.49 (2021) is payable by each property to cover the annual maintenance/emptying costs and daily electric used by the pump (which has its own supply/meter).

Tenure Freehold/Council Tax - The site of the property is held Freehold and is free from any chief rent or other encumbrances. Council Tax Band G

Location - Superbly presented five bedroomed detached and extended family home was originally constructed in approximately 1992 to a very exacting standard and has since been updated by the present owners and an internal inspection is strongly recommended to appreciate the well planned spacious and bright accommodation. together with the stunning rear lawned mature gardens. The property is situated in the hamlet of 'Great Plumpton' enjoying a delightful rural setting yet with excellent links to the following: Approx 10 minutes drive to Lytham and 5 minutes to the M55 motorway access point and a couple of minutes from Weeton Village primary school, Wrea Green Village School and Kirkham grammar school. There are also fast and easy routes to Blackpool and Preston town centres. Viewing essential.

Viewing The Property - Strictly by appointment through 'John Ardern & Company'.

Property Misdescription Act - John Ardern & Company for themselves and their clients declare that they have exercised all due diligence in the preparation of these details but can give no guarantee as to their veracity or correctness. Any electrical or other appliances included have not been tested, neither have drains, heating, plumbing and electrical installations. All purchasers are recommended to carry our their own investigations before contract. Details Prepared August 2022