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" A stunning three storey family home with 5 bedrooms and 4 reception rooms, set in a lovely rural position. The property is a credit to the current owners and has been fully modernized and refurbished to a high standard throughout. Viewing is essential to appreciate the size and standard of accommodation on offer.

The accommodation briefly comprises: Entrance Hall, Lounge, Dining Room, Garden Room, modern Kitchen, Sitting Room, W.C./Cloakroom. First Floor: 3 double Bedrooms, 1 single Bedroom and modern Bathroom. Second Floor: Master Suite comprising large Bedroom Area with Juliet balcony overlooking countryside to the rear and En-Suite Shower Room.

To the front of the property is a garden area, graveled for parking of several vehicles. The rear garden has various patio/seating areas, large self-contained timber building currently housing an Office and Bar Area. Lawn garden areas with views over the surrounding countryside.

DIRECTIONS: From our Office head south along Aughton Street to the Fire Station roundabout, take the second exit onto Holborn Hill and continue for approximately 1.4 miles. At the roundabout take the third exit onto Turnpike Road and at the next roundabout take the first exit onto Formby Lane. Continue to follow the B5195 for approximately 2 miles, bear right onto Delph Lane and continue to follow for approximately 1.3 miles. The property can then be found on the right hand side indicated by our 'For Sale' board. ENTRANCE HALL Providing access to all ground floor accommodation. LOUNGE/DINING ROOM 7.45m maximum x 3.35m

(24'5' maximum x 10'11') With log burner set in a brick built fireplace. Upvc double glazed window to the front elevation. Radiator panel and ceiling light point. Laminate flooring to the front section. Open plan through to the Garden Room to the rear area. GARDEN ROOM 4.67m x 2.64m

(15'3' x 8'7') With Upvc double glazed windows and Upvc glazed double doors and Velux style skylights. Timber flooring. KITCHEN 3.92m maximum x 3.94 maximum

(12'10' maximum x 12' With a modern comprehensive range of wall and base units together with contrasting worktops with timber paneling and splash-back tiling. Tiled flooring. Access through to Sitting Room. SITTING ROOM 4.7m x 2.45m

(15'5' x 8'0') With Upvc double glazed window to the front elevation. Timber wall paneling and timber flooring. Recess spotlights. Television point. GROUND FLOOR W.C. With low level w.c. and wash hand basin. STAIRS TO FIRST FLOOR LANDING FIRST FLOOR: REAR BEDROOM 2 3.96m x 3.32m

(12'11' x 10'10') With Upvc double glazed window to rear elevation. Ceiling light point. BEDROOM 3 3.33m x 3.32m

(10'11' x 10'10') With Upvc double glazed window to front elevation. Ceiling light point. BEDROOM 4 4.98m x 2.46m maximum

(16'4' x 8'0' maximum) With 4 door fitted wardrobes with novelty lighting, incorporating drawer units and tv point. Upvc double glazed windows to front and rear. Ceiling light point. BEDROOM 5 1.91m x 1.84m

(6'3' x 6'0') This Bedrooms is currently used as a Study/Office Area with Upvc double glazed window to front elevation. Ceiling light point. BATHROOM 2.12m x 1.80m

(6'11' x 5'10') Fitted with a modern white three piece suite comprising paneled P shape bath with overhead mixer shower and shower screen, low level w.c. and pedestal wash hand basin. Heated towel rail. Tiled walls and floor. STAIRS TO SECOND FLOOR: MASTER SUITE 5.54m x 3.89m maximum

(18'2' x 12'9' maximum) With under eaves storage area. Upvc double glazed double doors leading onto the rear facing Juliet balcony and Velux style skylight to front. Ceiling light point. EN-SUITE SHOWER 2.55m x 1.74m

(8'4' x 5'8') With a modern white 3 piece shower suite comprising double shower cubicle, low level w.c. with concealed cistern and vanity wash hand basin with unit below. Tiled walls and floor. Ceiling light point. EXTERIOR: To the front of the property is a large graveled parking area for several vehicles with ornamental flower and shrub boarders. Gate access to side leading to the rear garden.

To the rear is a timber building having 2 rooms, one currently used as a Bar and the 2nd used as an Office. Large flagged patio area, timber decked seating area with canopy above. The second timber decked patio area leads onto the rear garden, which is hedge enclosed and mainly laid to lawn with ornamental flower and shrub boards with uplighting. COUNCIL TAX: As per West Lancashire Borough Council website - Band C. Charge: ?1,577.28 as per 2018/19. VIEW BY APPOINTMENT "