35/37 Princess Street, Knutsford, WA16 6BP Telephone: (01565 632618) e mail: knutsford@mellerbraggins.com

CHARTERED SURVEYORS VALUERS LAND AGENTS AUCTIONEERS AND ESTATE AGENTS

Goodiers Green Farm, Winterbottom Lane, Mere, WA16 0QG

A MOST ATTRACTIVE AND SPACIOUS FIVE BEDROOM DETACHED FARMHOUSE SITUATED IN A DESIRABLE AND CONVENIENT LOCATION WITH EXTENSIVE OUTBUILDING/GARAGE STANDING WITHIN DELIGHTFUL, FORMAL

GARDENS WITH ADJOINING PADDOCK. TOTAL SITE AREA EXTENDING TO 3.34 ACRES (1.35 HA) OR THEREABOUTS.

Goodiers Green Farm is a substantial and most attractive detached farmhouse which is situated in a desirable and convenient location being predominantly rural yet having ease of access to a wide range of local centres together with the motorway network.

Built of brick under a tiled roof, the house itself offers well proportioned and versatile accommodation which has been carefully maintained, and stands in formal gardens and grounds extending to 3.34 acres (1.35 ha) or thereabouts. In addition, there is ample off road parking together with an attached single garage and notably there is a large detached outbuilding which is nearly 50 ft in length and comprises: double garage and adjoining workshop and could provide a number of alternative uses including ancillary accommodation or office space.

The accommodation itself is warmed by LPG central heating with an independent system to the house and main outbuilding complemented by uPVC double glazed windows and is briefly arranged as follows: Reception Hall, Sitting Room with living flame gas fire), Cloakroom with WC, a most attractive and airy Lounge with marble fireplace, Garden Room which overlooks the formal gardens and a separate Dining Room with a handsome ornate marble fireplace. There is a study, whilst the Dining Kitchen forms a central hub to the house and is fitted with a comprehensive range of bespoke Inframe base and wall units together with a Rangemaster range cooker. There is a useful Utility Room which opensdirectly to the single garage whilst to the first floor the landing leads to the Master Bedroom with En-suite Dressing Room and Bathroom. There are four further well proportioned Bedrooms together with a Family Bathroom.

Goodiers Green Farm is approached over a sweeping gravel driveway which gives access to the garage and outbuildings and stands within extensive formal lawned gardens with access to the adjoining paddock.

Mere has long been acknowledged as one of the finest residential areas in the North-West and lies within the North Cheshire greenbelt, occupying a superb position, being conveniently placed for Knutsford town centre (2½ miles), Altrincham (4¾ miles) and Warrington (9 miles). Manchester is 13 miles to the north. There are access points to the M6 and M56 motorways (2½ and 3 miles away respectively). Manchester International Airport is within a 20 minute drive.

DIRECTIONS: From the roundabout in the centre of Knutsford, proceed along Manchester Road (A50) and at Mere Crossroads continue straight ahead towards High Legh and having passed The Kilton on the left hand side, take the next turning on the left onto Hoo Green Lane. Bear left after a short distance onto Winterbottom Lane where the property will be found immediately on the right hand side.

GROUND FLOOR

COVERED PORCH with pitch pine front door opening to:RECEPTION HALL staircase rising to the first floor, single radiator and access to the CELLAR. Opens directly to:

SITTING ROOM 13'3" x 13'0" (4.04 x 3.96m) Fireplace with oak surround and cast iron inset housing living flame gas fire. Double and single radiators, telephone point and windows to two elevations. CLOAKROOM Fitted suite comprising vanity wash basin with cupboard beneath and low level WC (white suite). Single radiator and ceiling mounted extractor fan. LOUNGE 20'5" x 14'2" (6.22 x 4.32m) A light and airy reception room having marble fireplace with living flame gas fire, double and single radiators, five wall light points, windows to two elevations and double French doors with small pane glass opening to:GARDEN ROOM 18'0" x 12'3" (5.49 x 3.73m) With uPVC double glazed windows, three skylights, ceramic tiled floor, two wall light points, single radiator and French door opening to the gardens. DINING ROOM 19'5" x 14'10" (5.92 x 4.52m) Handsome fireplace with ornate marble surround and cast iron inset housing living flame gas fire. Double and single radiators, four wall light points and windows to two elevations.

STUDY 11'0" x 8'8" (3.35 x 2.64m) Single radiator, telephone point and two windows to the front elevation.DINING KITCHEN 15'7" x 14'2" (4.75 x 4.32m) Fitted with a comprehensive range of bespoke Inframe base and wall units with ample working surfaces incorporating one and a half bowl ceramic sink and drainer with mixer tap. Range cooker by Rangemaster with double oven, grill, four ring electric hob, griddle and plate warmer. Integrated refrigerator, dishwasher and microwave oven. Part tiled walls, ceramic tiled floor, recessed spotlights, double radiator, worktop lighting, telephone point and double French windows with small paned bevelled glass opening to the garden room.UTILITY ROOM 9'10" x 8'6" (3.0 x 2.59m) Belfast sink with tiled splashback, plumbing for automatic washing machine, floor mounted Ideal Mexico LPG central heating boiler, vinyl floor covering, windows to two elevations and door opening to the garage.

FIRST FLOOR

LANDING

MASTER BEDROOM 16'4" x 14'5" (4.98 x 4.39m) Fitted chest of drawers and matching mirror, single radiator, television aerial connection, telephone point and windows to two elevations. Archway opening to:DRESSING ROOM Fitted with a comprehensive range of wardrobe with hanging rails and shelves, also incorporating lagged hot water cylinder with electric immersion heater. Matching dressing table with drawers and mirror. Single radiator and window to the rear elevation.EN SUITE BATHROOM Fitted suite comprising panelled bath with shower attachement, pedestal wash basin, bidet and low level WC. Part tiled walls, single radiator, shaver light and window to the front elevation. BEDROOM 2 15'2" x 13'1" (4.62 x 3.99m) Range of fitted wardrobes with hanging rails, shelves and drawers, double radiator and window to the side elevation. BEDROOM 3 14'6" X 11'1" (4.42 x 3.38m) Large built in wardrobe, double radiator and window to the rear elevation.BEDROOM 4 13'4" x 13'4" (4.06 x 4.06m) Fitted wardrobe with hanging rails and matching chest of drawers, two single radiators and windows to two elevations.BEDROOM 5/STUDY 9'4" x 6'3" (2.84 x 1.91m) With access to the roof void, single radiator and window to the rear elevation.

BATHROOM 13'3" x 11'0" (4.04 x 3.35m) Fitted suite comprising cast iron bath with tiled surround, separate fully tiled shower cubicle with mixer shower, vanity wash basin with maple cupboards and drawers and granite surround, bidet and low level WC (white Heritage suite). Part tiled walls, single radiator, ladder style heated towel rail and window to the side elevation.

OUTSIDE

The property is approached over a sweeping gravelled driveway which provides ample off road parking and turning for several vehicles with a separate vehicular access and gate from Hoo Green Lane which leads to:ATTACHED GARAGE 16'9" x 9'10" (5.11 x 3.0m) With electric up-and-over door, light, power, single radiator, window to the side elevation and door opening to the outside.DETACHED GARAGE BUILDING Comprising:DOUBLE GARAGE 19'5" x 18'9" (5.92 x 5.72m) With twin electric doors, light and power. To the rear of the garage is a largeWORKSHOP 30'7" x 19'5" (9.30 x 5.92m) With light, three phase power system, Vaillant wall mounted LPG central heating boiler providing independent central heating and hot water to the garage building, double and single radiators and door opening to the outside. Wall mounted wash basin with hot and cold water and separate WC with low level suite. Goodiers Green Farm is surrounded by mature lawned gardens which are well stocked and enclosed mainly by mature hedgerow. To the rear of the house is a stone flagged patio. Beyond the garage is a further brick built STORE and hardstanding where the LPG storage tank is located. There is direct access to the adjoining PADDOCK. The total side area extends to 3.34 acres (1.35 ha) or thereabouts.

SERVICESMains electricity and water are connected. LPG central heating is installed with an independent system to both the house and garage building. Drainage is to a septic tank.

We must advise prospective purchasers that none of the fittings or services have been tested. Prospective purchasers are advised to obtain their own independent reports.

ASSESSMENTSCouncil Tax - Band F Cheshire East Council

TENUREWe are informed is freehold and free from Chief Rent however this detail has not been confirmed from the title deeds.

ENERGY EFFICIENCY RATING – Band G

VACANT POSSESSION ON COMPLETION

PRICE: £ 945,000 SUBJECT TO CONTRACT

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