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FOR SALE BY AUCTION - THE COTTONS HOTEL AND SPA, MANCHESTER ROAD, KNUTSFORD THURSDAY 29th MAY 2014 AT 3PM. OPEN HOUSE VIEWINGS SATURDAYS & WEDNESDAYS 12PM - 1PM. (Commencing Sat 26th April) This bay fronted semi detached house has been in the same family for over sixty years and provides a tremendous opportunity. The property requires updating throughout however there is plenty of scope and potential for a basic refurb or a more comprehensive overhaul including rear extension. Many houses on Albany Road have been extended and we feel this would work extremely well, subject to planning. The property benefits from a larger than expected southerly rear garden backing onto the Trans Pennine Trail giving to delightful open aspect. The house is well situated on Albany Road forming a popular residential area with local shops and school. This is an ideal 1st time project or potential to extend for the seasoned developer. Internal inspection is highly recommended to fully appreciate this exciting investment opportunity.
LOCATION
Lymm Village Centre offers a selection of local shopping facilities including a Sainsbury's local 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 centre of Lymm proceed over the Lower Dam and up Eagle Brow crossing over the mini-roundabout and up to the T Junction. Turn right onto Booths Hill Road. Continue along and take the fourth turning on the right into Barsbank Lane. Proceed under the canal bridge and turn right into Albany Road. The property will be found a short distance along on the right hand side. SAT NAV WA13 9LW
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

ENTRANCE HALL
UPVC front door. Stairs to First Floor.
LOUNGE 13'2 (4.01m) x 10'5 (3.18m)
Double glazed bay window to front, ceiling coving, radiator, sliding door to Dining Room.
DINING ROOM 10'5 (3.18m) x 7'0 (2.13m)
Double glazed double doors and window to rear, ceiling coving, radiator.
KITCHEN 11'3 (3.43m) x 7'0 (2.13m) (MAX)
Fitted basic kitchen units with work tops, stainless steel sink unit set in bay with double glazed window to rear, double glazed panelled door to side, radiator.
FIRST FLOOR

LANDING
Double glazed obscured window.
BEDROOM ONE 12'2 (3.71m) x 10'5 (3.18m) (MAX)
Double glazed bay window to front, radiator.
BEDROOM TWO 10'5 (3.18m) x 8'6 (2.59m)
Double glazed window to rear, radiator.
BEDROOM THREE 7'2 (2.18m) x 6'9 (2.06m)
Double glazed window to front, radiator.
BATHROOM
Avocado coloured suite comprising bath, pedestal wash hand basin, WC, double glazed obscured window, part tiled walls, cupboards, radiator.
OUTSIDE

GARDEN
To the front there is a small garden with gravelled area and enclosed with hedgerow. A gated driveway provides off road parking for a small vehicle and leads down the side of the house to a detached prefabricated garage (in poor condition). The rear garden is a superb feature of the house and is larger than expected with lawn, stocked borders and with a variety of trees, shrubs and bushes. The rear garden backs onto the Trans Pennine Trail (no direct access) and has a wonderful southerly aspect.
ENERGY PERFORMANCE CERTIFICATE

TENURE
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:- C
POSTCODE
WA13 9LW
POSSESSION
Vacant possession upon completion.
SOLICITORS
Ms Vikki Coulthurst Forshaws Davies Ridgway Solicitors 17 - 21 Palmyra Square Warrington Cheshire WA1 1BW E-Mail: vicki.coulthurst@fdrlaw.co.uk Tel: 01925 230000
OPEN HOUSE VIEWINGS
OPEN HOUSE VIEWINGS SATURDAY'S & WEDNESDAY'S 12pm - 1pm. (Commencing Sat 26th April) No need to pre register - Just turn up on the day.
MORTGAGE INFORMATION
Gascoigne Halman Private Finance Ltd offers independent mortgage advice, which is regulated by the Financial Conduct Authority for mortgages, life assurance and general insurance. Our independent 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
For sale by Auction - Unless previously sold by Private Treaty. Purchasers are required to pay by cheque an administration charge of ?300 plus VAT. Your home may be repossessed if you do not keep up repayments on a mortgage. Please contact Geraldine Hardman Independent Financial Adviser on 01925 758345 Authorised & Regulated by the Financial Conduct Authority.
SURVEYS
Gascoigne Halman offer a range of surveys for prospective homebuyers which are undertaken by Chartered Surveyors. We can carry out Building Surveys, Home Buyer Reports or Condition Reports on a wide range of property types. If you would like to arrange a survey on this house or on any other property you might be considering, please call the Survey Department on 01565 751328 to discuss your requirements.
RESIDENTIAL LETTING & MANAGEMENT
If you already have or are considering purchasing a property to let please contact your local office for specialist advice or email lettings@gascoignehalman.co.uk "