2 Cuppin Street, Chester, Cheshire, CH1 2BN Tel: Fax: Wychough, Malpas, Cheshire SY14 7NQ

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1 2 Cuppin Street, Chester, Cheshire, CH1 2BN Tel: Fax: Wychough House, Mastiff Lane Wychough, Malpas, Cheshire SY14 7NQ Guide Price 600,000 SITUATED IN AN ENVIABLE RURAL LOCATION 1 MILE FROM THE VILLAGE OF MALPAS AND ENJOYING SUPERB UNSPOILT VIEWS TO ALL SIDES, A POST-WAR FIVE BEDROOMED DETACHED RESIDENCE PROVIDING SPACIOUS ADAPTABLE FAMILY ACCOMMODATION. The property, which is set in a garden of approximately 1 acre is offered for sale with the benefit of an additional 3 acres of land approximately, available by separate negotiation, providing 2 paddocks. The accommodation briefly comprises: Entrance porch and hall, two cloakrooms with w.c. lounge, dining room, study, kitchen/breakfast room, garden room, utility room. Principal bedroom with ensuite shower room, two further double bedrooms and family bathroom. Secondary staircase to two further bedrooms. The property is adaptable to provide accommodation for a dependant relative.

2 LOCATION The properties are situated in the village of Malpas which provides good local amenities including shops, restaurants, picturesque Church, pubs, dental surgery and excellent schools for all ages. Malpas is a popular and sought-after village and is convenient for daily travel to neighbouring industrial and commercial centres including Chester, Wrexham, Nantwich and Crewe. Easy access is available to the motorway network via the M56 and M53. Leisure facilities close at hand include floodlit tennis courts and numerous golf courses. AGENT'S NOTE Please note all dimensions and floor plans are approximate and should be used for guidance only. The detailed accommodation does require some updating and has oil fired central heating and double glazing, comprising: ENTRANCE PORCH With double glazed windows, tiled floor with mat well, leaded light and glass panelled door to Entrance Hall. ENTRANCE HALL 4.57m x 2.79m (15' x 9'2") Picture rail, original 'servant's bell box', radiator and staircase off, Cloakroom. CELLAR 4.65m x 1.83m (15'3" x 6') Access by separate stairs off the entrance hall to full height room suitable as wine cellar. CLOAKROOM 2.03m x 1.70m (6'8" x 5'7") With a low level WC, vanity unit with a mixer tap and cupboards beneath, Trianco oil fired central heating boiler. LOUNGE 6.27m x 4.24m (20'7" x 13'11") With coved ceiling, picture rail, wood surround fireplace with marble insets and hearth, living flame coal effect gas (LPG) fire, three double panelled radiators and TV point. DINING ROOM 4.27m x 4.11m (14' x 13'6") Tiled surround fireplace, double panelled radiator, glazed door to Garden Room. KITCHEN/BREAKFAST ROOM 4.98m x 4.32m (16'4" x 14'2") An extensive range of wood faced base and wall units, part glass fronted, 1½ bowl stainless steel sink unit with a mixer tap comprising; Neff oven and grill and cooker housing and a Neff four hot plate ceramic unit, extractor hood above and a built in refrigerator, tiled splash-backs, two double panelled radiators and TV point.

3 GARDEN ROOM 7.21m x 5.79m (23'8" x 19') A more recent addition to the property built on brick piers with a UPVC frame, shaded roof, double glazed French doors to rear, lights and two double panelled radiatosr. STUDY/TV ROOM 3.20m x 2.90m (10'6" x 9'6") With a radiator and secondary staircase off to Bedrooms Four and Five. FIRST FLOOR LANDING Approached by staircase from the hall, radiator. PRINCIPAL BEDROOM 6.25m x 4.37m (20'6" x 14'4") With an extensive range of fitted wardrobes to full width with part mirrored doors and also incorporating a dressing table unit with drawers, corner display unit and fitted mirror. Two radiators, telephone point. UTILITY ROOM 4.45m x 2.82m (14'7" x 9'3") An extensive range of base and wall units with wood trim, single drainer, sink unit with mixer tap, double panelled radiator, rear lobby with UPVC part opaque glazed door to rear. Door to Garage. CLOAKROOM With low level WC, pedestal wash hand basin, fully tiled and radiator. EN-SUITE SHOWER ROOM Fully tiled with enclosed shower cubicle with shower screen and Triton shower, vanity unit with cupboards and drawers beneath, fitted mirror, low level WC, tubular towel radiator and extractor fan. BEDROOM TWO 4.27m x 4.09m (14' x 13'5") With a range of fitted wardrobes, part mirrored doors, radiator and TV point.

4 BEDROOM THREE 4.98m x 3.84m (16'4" x 12'7") With lagged tank and immersion heater, Box Room (6'9" x 5'7") off which is suitable for use as a small dressing room. Access to Family Bathroom. FAMILY BATHROOM Fully tiled with panelled bath, independently controlled Triton shower above, low level WC, pedestal wash hand basin, extractor fan, double panelled radiator. The bathroom can also be accessed from Bedroom Three. ADDITIONAL BEDROOMS Additional bedroom accommodation is approached by a secondary staircase from the Study. BEDROOM FOUR 4.32m X 2.77m (14'2" X 9'1") Extensive eaves storage, Velux roof light and radiator. BEDROOM FIVE 3.81m x 2.77m (12'6" x 9'1") Extensive eaves storage, Velux roof light and radiator. OUTSIDE The setting of this property is a particular feature. It is approached along a long gravelled driveway leading to the front of the property where there is extensive parking and also to a further brick paved parking area with partly brick walled surround. There is also an oil tank. The garage, with two up and over doors is internally divided, one of which is a double length. The garden which provides extensive lawned areas to front, side and rear and provides most extensively stocked borders with wide variety of shrubs, spring bulbs and herbaceous plants. Shrubs include; variegated holly, elaeagnus, miniature conifers, heather, weigela, camelia, roses and laurels and also a number of trees, some flowering. There is also a small orchard with mature trees.

5 DRIVEWAY VIEW The side and the rear have rough textured wide pathways and a patio area which leads to a pergola and a number of climbing plants. There is also a rear open porch with quarry tiled floor. The boundaries are formed by mature hedging and timber post and rail fencing. ELEVATED VIEW ADDITIONAL LAND Additional land is available by separate negotiation, situated to the West, South and East of the property in two enclosures. This land provides valuable grazing for horses or a small number of livestock. GARAGE ONE 5.72m x 3.05m (18'9" x 10') Accessed from the utility room, with remote controlled up and over doors, up and over door to the rear, electric light and power point. GARAGE TWO 10.41m x 3.33m (34'2" x 10'11") With remote controlled up and over door

6 AGENT'S NOTES * Council Tax Band F - Cheshire West and Chester. DIRECTIONS Take the A41 Whitchurch Road from Chester and proceed for approx. 10 miles to the Broxton roundabout. Take the third exit onto the B5069 and continue onto Chester Road. Turn left onto High Street/B5395 and after a quarter of a mile turn right into Mastiff Lane. The property will be found on the left hand side. VIEWINGS By arrangement with the Agent's Chester Office on RJI/CC

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8 Energy Performance Certificate NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale. PLEASE NOTE: The Agents have not tested any included equipment (gas, electrical or otherwise), or central heating systems mentioned in these particulars, and purchasers are advised to satisfy themselves as to their working order and condition prior to any legal commitment. Misrepresentation Act 1967 These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an offer or contract - Intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Cavendish Ikin has the authority to make or give any representations or warranty in relation to the property. Wychough House Wychough MALPAS Cheshire SY14 7NQ Dwelling type: Date of assessment: Date of certificate: Reference number: Total floor area: Detached house 06 March March m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions. Energy Efficiency Rating Very energy efficient - lower running costs (92 plus) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B C D E F G Not energy efficient - higher running costs England & Wales Current 23 EU Directive 2002/91/EC Potential The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills are likely to be. England & Wales The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO2) emissions. The higher the rating the less impact it has on the environment. Estimated energy use, carbon dioxide (CO 2) emissions and fuel costs of this home 38 Environmental Impact Rating (CO 2) Very environmentally friendly - lower CO 2 emissions Not environmentally friendly - higher CO 2 emissions Current Potential Energy use 487 kwh/m² per year 355 kwh/m² per year Carbon dioxide emissions 18 tonnes per year 13 tonnes per year Lighting 174 per year 90 per year Heating 2475 per year 1801 per year Hot water 293 per year 272 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures. (92 plus) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B C D E F G Current 19 EU Directive 2002/91/EC Potential 32 The address and energy rating of the dwelling in this EPC may be given to EST to provide information on financial help for improving its energy performance. For advice on how to take action and to find out about offers available to help make your home more energy efficient call or visit Page 1 of 6

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