Fron Haul Aifft

Jones Peckover are pleased to offer for sale this unique secluded property occupying a stunning private and tranquil location nestled within the Clwydian Hills and boasting unrivalled views over the Vale of Clwyd.

The property sits within spacious gardens and benefits from an adjoining paddock which in total amounts to approximately 2.54 acres.

The accommodation comprises of Living Room, Kitchen, Pantry, 3 Bedrooms, Bathroom, Separate WC and Studio and benefits from a large South facing veranda taking in the breathtaking views, all in need of updating and providing the makings of an exceptional rural home

which JONES PECKOVER will offer for sale BY PUBLIC AUCTION at THE BOD ERW, THE ROE, ST ASAPH LL17 0LA, on WEDNESDAY 11TH MAY 2022 at 6.30PM (subject to conditions and unless an acceptable offer is received in the meantime)

Situation - The property occupies an elevated position midway between the well-regarded rural villages of Llandyrnog and Bodfari and enjoys completely unrivalled views over the Vale of Clwyd. Both centres offer the usual amenities with shop, primary schools, pubs and restaurants, whilst the larger centre of Denbigh offers a more comprehensive range of facilities. The property is approached via a lengthy track which forms part of the renowned Offa's Dyke path and the property is surrounded by completely unspoiled countryside.

The Accommodation - The property is fronted by a sheltered and sunny South facing veranda which gives access to:-

Living Room - 5.391 x 5.266 (17'8" x 17'3") - Tiled fireplace housing an open fire, three windows to front elevation, Creda wall mounted electric panel heater.

Kitchen - 7.543 x 1.86 (24'8" x 6'1") - Storage units with working surfaces over, sink unit, two windows to rear elevation, Creda wall mounted panel heater, hot water cylinder.

Pantry - Window to rear elevation, shelving.

Bedroom 1 - 3.705 x 3.652 (12'1" x 11'11") - Window to front elevation, wash hand basin, Creda electric panel heater.

Bedroom 2 - 3.783 x 3.700 (12'4" x 12'1") - Window to front elevation, wash hand basin, Creda electric panel heater.

Bedroom 3 - 3.698 x 3.041 (12'1" x 9'11") - Windows and door to front elevation, window to rear..

Bathroom - 3.236 x 1.860 (10'7" x 6'1") - Bath, pedestal wash hand basin, windows to side and rear.

Separate Wc - wc, window to rear.

Studio - 5.992 x 4.524 (19'7" x 14'10") - Accessed from the veranda, windows to front side and rear elevations.

Gardens And Land - The property occupies a central position within the generous gardens which comprise of lawns and wooded areas whilst the paddock lies to the side and rear. The property amounts in total to approximately 2.54 acres

Services - The property benefits from mains electricity, private drainage and spring water supply.

Importance Notice (D) - None of the services, fittings or appliances (if any), heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase.

Misrepresentation Act (D) - Messrs Jones Peckover for themselves and for the vendors or lessors of this property whose agents they are give notice that:- 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of an offer or contract. 2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any 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 the correctness of each of them. 3. No person in the employment or Messrs Jones Peckover has the authority to make or give any representation or warranty whatever in relation to this property.

Contract Of Sale (D) - The Contract and Conditions of Sale will be available for inspection at the offices of the Agents, Jones Peckover, 47 Vale Street, Denbigh (Tel: 01745-812127) and the offices of the Vendors Solicitors for the 10 working days prior to the sale. They will also be available in the sale room prior to the sale, but they will not be read out at that time. Any queries or questions regarding the contents of the contract and the other documentation must be raised with the Vendors Solicitors or the Agents prior to the sale day and in any event, no later than 2 p.m. on the day of the sale. No questions will be permitted during the course of the sale.

Money Laundering (D) - The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photographic Driving Licence and a recent Utility Bill.

**Please Note** - VIEWINGS ARE STRICTLY BY APPOINTMENT ONLY AND MUST BE ACCOMPANIED BY THE SELLING AGENTS. ACCESS TO THE PROPERTY IS NOT PERMITTED WITHOUT PRIOR APPOINTMENT.
Please note that neither we nor the Vendors will be held liable for any injuries which may be sustained whilst viewing and that no insurance claims may be brought against the Vendors or ourselves.

Tax Band D -



Marketed by: Jones Peckover, Denbigh