GROUND FLOOR

Covered entrance with external coach light.

ENTRANCE HALL

4.01m x 1.17m max (13'2 x 3'10 max)Approached through a composite outer door with inset obscure double glazed leaded panels. Corniced ceiling. Single panel radiator. Fitted side cloaks cupboard with sliding doors. Additional UPVC double glazed leaded stained glass window to the rear elevation provides further natural light to the hallway. Attractive wood block flooring. Panelled door leads to:

LOUNGE

4.93m into bay x 4.17m (16'2 into bay x 13'8)Spacious reception room with a walk in bay window overlooking the front of the property. UPVC double glazed windows with upper stained glass leaded panels and two top opening lights. Two additional UPVC double glazed leaded windows with upper stained glass decorative panels. Television aerial point. Telephone point. Three wall lights. Corniced ceiling. Double panel radiator. Matching wood block flooring. Focal point of the room is an exposed brick fireplace with raised tiled hearth supporting a multi fuel cast iron stove.

DINING ROOM

5.05m x 4.50m (16'7 x 14'9)Second superb reception room approached through a glazed panelled door off the entrance hallway. Matching wood block flooring. UPVC double glazed sliding patio doors overlook and give direct access to the SOUTH FACING patio garden. Double panel radiator. Corniced ceiling. Two wall lights. Turned staircase leads off to the first floor with side handrail. Understair store/meter cupboard with wall light. Panelled door leads to the inner hall.

INNER HALL

Matching wood block flooring. Step down to the Kitchen. Panelled door leads off to:

CLOAKS/WC

2.13m x 0.76m (7'0 x 2'6)UPVC obscure double glazed opening window. Two piece white suite comprises: Low level WC. Pedestal wash hand basin. Ceramic tiled walls and floor. Overhead light.

DINING KITCHEN

4.14m x 2.97m (13'7 x 9'9)UPVC double glazed opening window overlooks the patio garden. Adjoining UPVC double glazed door gives direct garden access. Range of eye and low level cupboards and drawers. Stainless steel single drainer one and a half bowl sink unit with centre mixer tap. Set in wood block working surfaces with splash back tiling. Freestanding appliances comprise: Bosch dishwasher. Space for a fridge/freezer. Double panel radiator. Ceramic tiled floor. Part glazed door leads to the adjoining Utility Room.

UTILITY ROOM

2.67m x 2.64m (8'9 x 8'8)Very useful separate Utility. UPVC obscure double glazed window with two top opening lights. Stainless steel sink unit with matching work top. Freestanding Bosch washing machine below. Samsung fridge/freezer. Single panel radiator. Matching tiled floor. Pine open display shelving units.

FIRST FLOOR LANDING

4.83m x 1.12m (15'10 x 3'8)Approached from the previously described staircase. Obscure glazed roof light. Panelled doors lead off

MASTER BEDROOM

WALK THROUGH DRESSING ROOM

2.59m x 1.52m into wardrobes (8'6 x 5' into wardroBank of fitted wardrobes to one wall with hanging rails, shelving and mirrored sliding doors. Number of inset ceiling spot lights. Archway to the bedroom area.

BEDROOM

4.17m x 3.07m (13'8 x 10'1)UPVC double glazed window to the side elevation with two top stained glass opening lights and a deep display sill. Double panel radiator. Two wall mounted overbed reading lights. Telephone point. Television aerial point. Additional high level obscure UPVC double glazed opening window to the rear elevation.

EN SUITE SHOWER ROOM/WC

2.51m x 2.46m (8'3 x 8'1)Spacious en suite bathroom. UPVC obscure double glazed window with side opening light and deep display sill. Modern four piece white suite comprises: Wide step in shower enclosure with a plumbed shower. Britton Bathrooms low level WC and adjoining bidet. Pedestal wash hand basin with pine mirror above. Part ceramic tiled walls and floor. Heated ladder towel rail. Inset ceiling spot lights

BEDROOM TWO

3.81m x 3.51m into bay (12'6 x 11'6 into bay )Second double bedroom. UPVC double glazed leaded bay window overlooks the front of the property. Two top opening lights. Double panel radiator. Television aerial point. Telephone point. Two wall mounted overbed reading lights. Built in open display bookcase. Built in double wardrobe with sliding mirrored doors.

BEDROOM THREE

2.92m x 2.51m (9'7 x 8'3)Third double well proportioned bedroom. UPVC double glazed window with deep display sill, side and top opening lights. Double panel radiator below.

SHOWER ROOM/WC

2.59m x 1.32m (8'6 x 4'4)UPVC obscure double glazed window with side and top opening lights. Modern three piece white suite comprises: Wide shower enclosure with a plumbed overhead shower with additional hand held attachment. Pedestal wash hand basin with a mirror fronted cabinet above. Wall mounted shaving socket. Low level WC completes the suite. Chrome heated ladder towel rail. Inset ceiling spot lights. Ceramic tiled walls and floor. Built in airing cupboard houses the wall mounted Main Eco Compact central heating boiler.

OUTSIDE

To the front of the property is a cottage style stone flagged area, which would provide off road parking for a small car and leads directly to the garage.

To the immediate rear is a delightful walled garden enjoying a SOUTH FACING aspect, laid for ease of maintenance with stone chippings and having well stocked side flower and shrub borders. External lighting and garden tap.

GARAGE

3.73m x 2.49m (12'3 x 8'2)Attached garage approached through an electric roller door. Power and light supplies connected. Fitted shelving. Rear UPVC personal door with inset obscure double glazed panel leads directly to the rear garden.

CENTRAL HEATING

The property enjoys the benefit of gas fired central heating from a newly installed Main Eco Compact boiler serving panel radiators and domestic hot water.

DOUBLE GLAZING

Where previously described the windows have been DOUBLE GLAZED with Weru units

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 E

LOCATION

Fairrigg Cottage is a deceptively spacious three bedroomed property enjoying a superb location on Livesey Street situated just off Beach Street in the heart of Lytham centre. Being within a 100 yards from LYTHAM GREEN and the Ribble Estuary and only minutes strolling distance into the centre of Lytham with it's comprehensive facilities and town centre amenities. An internal inspection is strongly recommended to fully appreciate the delightful accommodation this property has to offer together with a South facing patio garden and garage. NO ONWARD CHAIN

VIEWING THE PROPERTY

Strictly by appointment through 'John Ardern & Company'.

INTERNET & EMAIL ADDRESS

All properties being sold through John Ardern & Company can be accessed and full colour brochures printed in full, with coloured photographs, on the internet: www.johnardern.com, rightmove.com, onthemarket.com, Email Address: zoe@johnardern.com

THE GUILD

John Ardern & Company are proud to announce that we have been appointed as the only Estate Agent practice in the South Fylde to be appointed as members of 'The Guild of Property Professionals'. As well as a network of carefully chosen independent Estate Agents throughout the UK, we now have an associated London office, 121 Park Lane, Mayfair with our own dedicated telephone number: - 02074098367. Outside the office, there are four touch screens enabling interested clients to access all our displayed properties. The website address is www.guildproperty.co.uk.

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 January 2022

Energy Efficiency and Environmental Impact