Lot 1 - Marsh Green Cottage

DESCRIPTION
Marsh Green Cottage is the most delightful, semi-detached house which has a suite of large light rooms, with good ceiling height and much charm. The entrance hall leads to the huge living room with white painted beams and sliding, south facing doors out onto a walled terrace with formal parterre. The kitchen dining room is also generously proportioned with a further set of east facing sliding doors enabling the kitchen to bathe in the morning light. The spacious kitchen has space for a large dining table, with wooden wall and floor units, and space for cooker/all white goods. A door from the kitchen leads through to the separate WC and a ground floor shower room.

The first floor has three good sized bedrooms, the two larger bedrooms enjoy the southerly views over the wonderful gardens and paddock land beyond. The family bathroom is also a good size, fitted with white fittings and a shower above the bath.

GARDENS & GROUNDS
The Cottage is approached by a sweeping driveway leading to a large parking and turning area for numerous cars to the front of the garaging. The front garden is east facing and easy maintenance, with a large, gravelled area accessed from sliding doors from the kitchen.

The gardens are truly outstanding and a real feature of this property. They lie predominately to the side/south facing elevation and consist of a beautiful gravelled terrace accessed from sliding doors from the living room. The gravelled terrace leads out, via a brick set path, to a formal parterre with dwarf box hedging enclosing formal flower beds. This whole area is mainly enclosed by a high mellow red brick wall with a porthole in to see through to the further lawns. The large timber Summer House overlooks this area and would make an ideal office. A timber arbour leads to an ornate wrought iron gate which opens into the larger manicured lawned area.

These lawns have a further seating area, with brick wall behind, and flower boarders surrounding, providing a sun trap to enjoy the views of the garden and paddock beyond. The lawns have an oblong water pool, with a gravel path abutting a large herbaceous border with beech hedged boundary. The path leads to a wooded dell with bulbs and Helleborus under planted. There is a gated entrance to the large Vegetable Patch with two Green Houses, numerous timber stores and a further Orchard area.

There is a brick-built garage that is carved up to offer office space and a small store room.

PADDOCK LAND - LOT 2
What 3 words for the gated entrance: month.masses.saturate
The paddock land has its own separate gated entrance off Roddy Lane and also abuts the gardens. The paddock consists of about 4.76 acres and is level in nature with unspoilt grassland, surrounded by stock proof fencing, with water. This paddock would be ideal for the equestrian or hobby farmer, or simply giving a family space to play games and walk their dogs.

LOCATION
Kingsley village is extremely popular and for good reason, there is a large Co-Op /Post Office, dispensing chemists, Doctors surgery (satellite to The Princeway Medical Centre, Frodsham), two popular primary schools, a village pub, two Churches and an active community centre. There is also a cricket club.

There is an excellent selection of state schools in the area and for those seeking private education The Grange, Kings, Queens and Abbeygate College are all within easy reach.

The village lies close to Delamere Forest which offers over 2,000 acres of walking, cycling and horse riding right on the doorstep. Other excellent recreational facilities in the area include a number of superb golf courses at Frodsham, Helsby and Delamere, as well as the Sandstone Trail and Manley Mere, which is renowned for its water sports.

The charming market town of Frodsham just 3.6 miles away, which offers a good selection of shops, restaurants, a Post Office, doctors and dental surgeries as well as a train station. The town of Northwich which has a superb multi-screen cinema, numerous supermarkets, and an impressive retail offering and is only a short drive away.

The road, rail and motorway networks allow access to the North West , being a short drive away from the M56, M53 and M6 enabling an easy commute to Chester, Warrington, Liverpool and Manchester, which are all within daily travelling distance. Trains run from Runcorn to London Euston with journey times of less than two hours. Liverpool John Lennon and Manchester International Airports are both within easy reach. Railway stations are found at Frodsham, Hartford, Delamere, Crewe and Chester.

DIRECTIONS
Postcode:WA6 8HJ
What 3 Words: slide.giraffes.common
From the centre of Kinglsey proceed in a northerly direction through the village towards Frodsham. Once through the village turn right onto the B5153, where the entrance to Marsh Green Cottage will be found after approximately half/ three quarters of a mile on your righthand side, clearly marked by a for sale board.

PROPERTY INFORMATION
TENURE: Freehold

EPC : D

SERVICES: Mains water, electricity, drainage, oil fired central heating, mains gas to the house which serves the gas cooker, broadband.

LOCAL AUTHORITY: Chester West & Chester

COUNCIL TAX BAND: F

AGENTS NOTES
•The sale of Lot 2 will be subject to a clawback clause, granting the vendors and their successors in title to the land, 10% of any uplift in market value should planning consent be obtained for a change of use for the land from agricultural purposes. The clawback will be for a period of 15 years and payable on the earlier of (i) implementation of the planning consent for a change of use for the land from agricultural purposes, (ii) sale with the benefit of such consent and (iii) if planning consent for more than one dwelling is granted.

•Lot 2 will not be sold until a sale has been agreed on Lot 1