A substantially extended family home enjoying a corner plot position on this highly desirable cul-de-sac off Wyre Hill. Includes a light and airy glass roofed garden room open plan to the kitchen and dining room and outside is a sunny west facing garden and substantial parking for multiple vehicles including a secure gated section at the side.

• Desirable cul-de-sac location
• Corner plot
• Glass roofed garden room
• Open plan kitchen/dining room
• Private garden
• Ample off-street parking
• Double Garage

2 Valley View is an immaculately maintained and presented family home nicely positioned on a corner plot. The property has previously been extended on both floors including an excellent light and airy glass-roofed garden room open plan to the kitchen and dining room. This affords the ground floor with a great flow which combines cooking, living and dining in one space. The corner plot is nicely secluded and provides the property with substantial parking for multiple vehicles, including a secure gated area at the side ideal for those with caravans, motorhomes and boats.

The property is approached from the roadside via a sizeable block paved frontage which can cater for around four cars. There is also a front garden comprising two sections of lawn. From the driveway, a useful covered carport leads to the integral double garage which has a roller shutter door to the front, double glazed window and an internal door providing access from inside the house. Two wooden gates at the side of the driveway provide access to an area of hardstanding which is ideal for housing a caravan, motorhome and the like.


Entrance
Once through the front door, one is greeted by an entrance hall which has stairs rising to the first, useful storage space, radiator and doors leading to the living rooms, kitchen and cloakroom/WC.


Living room
The light and airy living room at the front of the property has dual-aspect windows and two radiators. There is a separate dining room which flows beautifully via a square archway into the adjoining garden room and kitchen, ideal for modern family living.


Kitchen/dining/garden room
The delightful garden room floods with light from a glass ceiling and has double glazed door leading out to the rear garden and an internal door accessing the garage.

The nicely appointed kitchen is open plan to the garden room and comprises natural coloured wall and base units incorporating work surfaces with an inset ceramic sink and 'Metro' style tiling to the splashbacks.

There is also a display cabinet, breakfast bar, 'Rangemaster' oven with extractor above, integrated dishwasher and fridge and tiled flooring. A downstairs cloakroom/WC off the hallway completes the ground-floor accommodation.


First floor
The first floor has previously been extended and is accessed via a spacious and light study landing which is large enough to accommodate a library area or computer desk. The landing features two skylights plus a loft hatch accessing the roof space which is carpeted and has power plus lighting.


Master bedroom
The main bedroom is a large double room benefiting from fitted wardrobes and storage.


Bedrooms two, three and four
Bedrooms two and three are good-sized double bedrooms, both with fitted wardrobes and furthermore boasting lovely far-reaching views across the rooftops to the beautiful nearby countryside.

Bedroom four is a good single bedroom which is currently employed as a study and comprises a double-glazed window plus an additional skylight.


Family bathroom
The bedrooms are serviced by a spacious family bathroom in addition to a separate shower room, both accessed from the landing. The main bathroom has tiled walls, a panelled bath with a shower off the taps, a low-level WC and a pedestal wash basin.


Shower room
The shower room has tiled walls, a corner shower cubicle, a heated towel rail, a useful storage cupboard, a low-level WC and a pedestal wash basin.


Garden
An extremely private garden awaits at the rear of the property which enjoys a sunny west-facing orientation. This neatly maintained outside space comprises a paved patio with a gently rising walkway leading to a raised lawn which has mature borders and a further seating area at the top with an accompanying shed.

The garden is bordered by a mixture of conifer hedging and wooden panelled fencing and benefits from gated side access.

To be confirmed.

Council tax band F

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, will be payable by the Buyer to Andrew Grant Sales Limited prior to issuing the Memorandum of Sale and marking the property as Sold Subject to Contract. This fee will be reimbursed upon Exchange of contracts.

In the instance the Seller withdraws from the sale the fee will be returned to the Buyer. The fee will be retained by Andrew Grant Sales Ltd to cover costs in the event the Buyer withdraws from the purchase or doesn't Exchange within 6 months of the fee being received other than as a result of:

1. Any structural or material issues arising from any survey that has not previously been disclosed
2. A defect in the seller’s legal title
3. The local searches reveal any matter that has a material adverse effect on the market value of the property that were previously undeclared or unknown

The reservation fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The reservation fee is payable upon acceptance of an offer which itself is subject to an assessment of ability to proceed. Any renegotiation of an accepted price after the issue of the Sales Memorandum for any reason not covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be payable on any subsequent reduced offer accepted by the vendor. This will be returnable subject to the conditions that prevail for all reservation fees.