3 bedroom house

*TRADITIONAL SMALLHOLDING*APPROX 25 ACRES*OUTBUILDINGS*SECLUDED SETTING WITH WONDERFUL VIEWS* A traditional residential smallholding extending to approximately 25 acres, together with stone and brick outbuildings, a steel framed barn and kennels. Located in a secluded rural setting with splendid views across rolling countryside, some 5 miles from Bala and 6.5 miles from the A5 in Corwen. Approached over a long private drive and standing in a slightly elevated position with informal lawned gardens to the front and ample parking. The property has been extended and affords scope for a programme of modernisation to provide an ideal family sized home with principal rooms taking full advantage of the setting and views. In brief providing: lounge, kitchen with traditional style range, sitting room, second kitchen, ground floor bathroom, rear stores, ground floor bedroom, two staircases, master bedroom with dressing room and wc, and two further bedrooms accessed via the second staircase.

Location - The property is located off a minor lane about a from the A494 Bala to Corwen road in a picturesque valley setting enjoying considerable privacy and seclusion. The nearby town of Bala provides a comprehensive range of shopping facilities catering for most daily needs, schools for all ages and leisure facilities. The area is noted for its scenic beauty and popular with outdoor pursuit activities to include fishing along the River Dee, mountain walking, cycling and sailing on Bala Lake.

The Accommodation Comprises: - Wood panelled part glazed front door to:

Living Room - 6.07m x 4.19m (19'11" x 13'9") - Double glazed windows to the front elevation with far reaching views over the surrounding rolling countryside and further double glazed sliding patio door leading to outside. Laminate wood effect flooring, contemporary style freestanding multi-fuel stove, two radiators with covers, wall light points and tv aerial point. Door to the kitchen.

Kitchen - 4.88m x 3.58m (16'0" x 11'9") - With a range of wood effect fronted base and wall units with dark toned worktops, inset sink unit with mixer tap and tiled splashback. Integrated appliances comprising electric hob, double electric oven and cooker hood. Wide inglenook fireplace with a traditional style cast-iron range with tiled inset and slate surround. Large slate flooring, two single glazed windows to the front elevation with views, beamed ceiling and internal door to the sitting room.

Sitting Room - 4.90m x 3.63m (16'1" x 11'11") - Windows to the front and side elevations with views, pine fireplace surround (no flue), laminate wood effect flooring, staircase to the first floor, wall light point and double and single panelled radiators.

Inner Hall - Two steps up to the second kitchen.

Second Kitchen - 3.66m x 2.16m (12'0" x 7'1") - A range of base and wall units, inset sink unit, plumbing for washing machine and dishwasher and space for a chest freezer. Two single glazed windows.

Bathroom - 3.10m x 2.06m (10'2" x 6'9") - Fitted with a white suite comprising panelled bath, twin bowl wash basin with cupboards beneath and low flush wc. Laminate wall panelling, tiled floor, internal single glazed window and recessed ceiling lighting.

Rear Porch - With part glazed exterior door. Wall mounted gas LPG boiler (not in use and in need of replacement). Internal door to:

Lean-To/Storeroom - 4.88m x 1.96m (16'0" x 6'5") - Of timber frame construction with quarry tiled floor.

Side Hall - With radiator and spindled staircase leading to bedroom one.

Bedroom Four - 3.00m x 2.59m (9'10" x 8'6") - Two windows to the rear, laminate wood effect flooring and opening to enclosed passageway.

Enclosed Passageway - Providing storage area and access to a cloakroom/wc.

Cloakroom/Wc - 2.59m x 0.99m (8'6" x 3'3") - With part tiled walls, radiator and Velux double glazed roof light.

First Floor -

Bedroom One - 4.29m x 4.24m (14'1" x 13'11") - A spacious main bedroom with two double glazed dormer windows to the front with far reaching views, further double glazed window to the side elevation, range of fitted wardrobe units with full length sliding door fronts, and which also includes a wc and wash basin.

Walk-In Wardrobe - 4.32m x 1.65m (14'2" x 5'5") - With radiator.

Bedrooms Two And Three - Access off the staircase from the sitting room.

Bedroom Two - 4.98m x 3.61m + recess (16'4" x 11'10" + recess) - A large double sized room with dormer window to the front, laminate wood effect flooring and radiator.

Bedroom Three - 5.03m x 2.74m (16'6" x 9'0") - A double sized room with windows to the front and side elevations, laminate wood effect flooring, radiator and cupboard housing the hot water cylinder tank.

Outside - The property is approached off a minor country lane via a ranch style gate which leads to a long private drive, which leads up to the property, courtyard and outbuildings. There is access off the track to fields to either side.

Stone Outbuilding - Traditional 'L' shaped range of mainly stone construction in need of repair and with power and light installed.

Brick Outbuilding - With power and light installed.

Kennels -

Steel Framed Barn - 4.80m x 12.50m (15'9" x 41'0") -

Gardens - Informally laid gardens extend predominantly to the front of the property with patio areas adjoining the front elevation enjoying superb views over the surrounding area.

Land - The property is surrounded by grazing land which extends to the front, side and rear of the property, which is divided into eight interconnecting fields with fencing to the boundaries and with a natural stream running along one of the boundaries. There is also a small area of woodland and a field shelter located to the upper field behind the property.

Council Tax - Gwynedd County Council - Council Tax Band E.

Agent's Notes - * Private septic tank drainage.
* We are advised that the gas (LPG) boiler is no longer working.

Directions - From Ruthin take the A494 Corwen road proceeding through the village of Pwllglas and Gwyddelwern, and on reaching the junction with the A5104 (Chester road) turn right. After a short distance, at the traffic lights on the junction with the A5 turn right. Continue past the Rhug Estate Farm Shop and after about a mile fork left onto the A494 towards Bala. Continue for some five miles, proceeding through the hamlet of Sarnau and at the next minor crossroads in Cefn Ddwysarn, turn right onto the minor lane. Continue past the campsite and take the second left turning and immediate left into the entrance for the property.

Aml - ANTI MONEY LAUNDERING REGULATIONS
Intending purchasers will be asked to produce identification documentation before we can confirm the sale in writing. We would ask for your co-operation in order that there will be no delay in agreeing the sale.

Viewing - By appointment through the Agent's Ruthin office .

FLOOR PLANS - included for identification purposes only, not to scale.

DCW/JF



Marketed by: Cavendish Estate Agents, Ruthin