Lloran

**NEW PRICE DUE TO REDUCED LAND** Standing in 7.29 acres or thereabouts, a wonderful opportunity to purchase a two bedroom cottage which requires a full scheme of renovation, offering potential for a variety of uses (subject to consent) including equine, holiday cottage or replacement of original building with a new dwelling. Additional land may be available for sale or rent by separate negotiation. CASH BUYERS ONLY.

Location - The property is situated 4 miles from the popular rural market town of Llanfyllin which provides the local
community with their every day requirements including the facilities of the Post Office, Chemist, Bakery, Convenience Stores, Butcher, Restaurant and Church etc.

The town also has the benefit of Primary, Secondary and Sixth Form education and a newly built state of the art Doctor and Dentist surgery.

The Accommodation - The Cottage requires a full schedule of renovation.

Living Room - 4.50m x 4.80m -

Kitchen - 4.50m x 2.10m -

Dining Room - 4.90m x 2.80m -

Bedroom - 4.50m x 4.80m -

Bedroom - 4.50m x 2.10m -

Washroom - 3.80m x 1.90m -

Substantial Outbuilding -

Land - The property sits centrally within its grounds. The grounds extend to approximately 7.29 acres of thereabouts of pasture land.

Boundaries, Roads And Fences - The purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the vendor nor the agent will be responsible for defining the ownership of the boundary fences and hedges. All measurement are approximate and should be checked by the purchaser.

Easements And Rights Of Way - The property is sold subject to all existing wayleaves of electricity, pipelines, and all public rights of way whether specified or otherwise.

Access - The property enjoys access rights over the adjoining properties track.

Services - A new sewage system will be required to be installed. A private well supply exists and there is opportunity for the construction of a bore hole subject to concent, should the current capacity be insufficient. Mains electricity. We understand the property is not listed.

Viewings - The property is not to be accessed without an appointment. Internal access to the cottage will be limited due to health and safety, please contact the office for further information.
By appointment strictly through the selling agents. Halls, Oswestry Office, TEL .

How To Make An Offer - If you are interested in buying this property, you have to view. Once you have viewed the property and decided to make an offer please contact the office and one of the team will assist further. We will require evidence of your ability to proceed with the purchase, if the sale is agreed to you. The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples; Passport/Photographic Driving Licence and a recent Utility Bill. We understand that the property is not mortgageable.

Local Council And Council Tax Band - Powys County Council, Severn Road, Welshpool, Powys. Tel: .
Tax Band 'D'

Tenure - We understand from the vendor(s) that the property is Freehold, confirmation of this should be sought by the prospective purchasers solicitor.

Directions - The postcode for the property is SY22 5HZ
What3Words = total.driven.treatment

Vendors Commentry And Comments - Halls have not qualified any of the written statement noted below by the vendor. Any prospective purchaser should seek their own clarification on any point which is of interest to them.

. - 'A rare opportunity has arisen to acquire part of an established small holding which totals over 42 acres. The parcel currently being made available for sale is a self contained parcel of land (approximately 7.29 Acres) in site area which envelopes and includes the existing stone cottage its curtilage, a yard area and a sizeable block and timber outbuilding which was last used as a cow house and store. This property is considered a highly desirable proposition in terms of its private and rural yet accessible location and the development opportunities it offers both in terms of the required renovation of the existing cottage and its potential extension to create further floor space or indeed its replacement with a new dwelling subject to the necessary planning permission.'

.. - 'The site offers a blank canvass in terms of an opportunity to erect new buildings whether for Equine uses subject to the necessary planning consent or agricultural uses coinciding with the established use of the land as an agricultural holding.
The outbuilding offers great potential for a variety of uses - either as an ancillary building such as a residential annex (accommodating an extended family scenario), stabling or potential conversion to a separate stand-alone dwelling or potentially a business opportunity including a holiday let subject to the necessary planning consents relating to change of use.'

... - 'The dwelling is orientated with its front elevation facing south with an uninterrupted outlook over a level meadow incorporating perimeter oak Trees and willow hedging. This area in particular given its affiliation to the house frontage provides scope for extending the garden area of the existing property from its current position (subject of change of use from agriculture to a domestic garden use) (or for planting an orchard which would fall under an agricultural use) further into this meadow area incorporating an existing brook (which works its way through the garden area of the property) as a central feature.'

.... - 'The garden area includes trees which adds to the sense of its rurality and privacy and adjoins an old track which was a horse and cart track to the property over 150 years ago.

Although not certified organic, the land parcel has been subject to no artificial fertiliser for over 40 years and what is currently being offered for sale are 9 fields, many of which have been mown for hay this year. A notable feature of the land is the abundance of mature oak and Birch Trees which are prevalent along field boundaries / perimeters and a small woodland area in one field which adds to the sense of place and character. The parcel offers opportunity to harvest hard wood timber as a sustainable wood fuel source.'

..... - 'Facts about the cottage:
Stone construction built circa 1830-1850 constituting rubble stone limewashed over typical of the construction of its period - incorporating oak beams and an inglenook in the parlour. Requires complete renovation and modernisation internally including windows but the property has a good roof reconstructed in 1991 of Welsh slate.
A new sewage system incorporating a septic tank and new soak away complying with current Building Regulations is required.
A private well supply exists whilst there is an opportunity for the construction of a borehole on the land should this be considered necessary in terms of the required daily use should the current capacity of the existing well be deemed to be insufficient.'

...... - 'Water:
The topography of the land entails a number of naturally occurring collection ditches along field boundaries which generate water especially during the winter months which subject to any necessary environmental consents from NRW could be captured by holding / retention ponds. The meadow area in front of the house in particular holds great potential in this regard providing amenity features and / or a water source for the land holding and stock during drier summer months when water does not flow through the collection ditches.'

....... - 'Additional Land
Although the current owners will retain over 30 acres of land for the foreseeable future there is an opportunity by separate negations to secure in the form of an annual grazing license a further 24 acres of productive agricultural land which directly adjoins the land holding being offered for sale. A significant part of this area has been mown for hay this year. This parcel also includes an area of wetland of interest to those interested in ecology and wildlife.'

........ - In addition the vendor is willing to consider the sale of an additional 5 acres by separate negotiation.



Marketed by: Halls Estate Agents, Oswestry