Minffordd

PERIOD COTTAGE WITH LAND AND ESTABLISHED CAMPSITE.

A unique three bedroom detached period cottage standing in an enviable rural setting with mature cottage gardens, detached studio room providing and ideal home office, two paddocks and wooded areas the whole extending to about 2.2 acres. Located on a minor lane betwixt Rhewl, Llanbedr D.C. and Ruthin, and known by many for its popular camping site, this pretty house has been sympathetically extended and newly refurbished to provide a comfortable home with further consent for a large two storey extension. It affords Hall, Lounge, Day Lounge opening to a modern bespoke Kitchen, and a Dining/Conservatory, rear Hall/Utility with Pantry, cupboard and WC. First floor landing, three bedrooms and bathroom. Solar and Photovoltaic panels with LPG heating, Large west facing patio with extensive informal gardens with kitchen garden, fruit trees and stores. Outhouses providing shower and WCs. Wide entrance opening to the two large paddocks, the larger used for many years as a popular campsite.

Location - The property stands on a very minor country lane about 1 mile from Rhewl and some 2.5 miles from Ruthin. It is in the heart of The Vale with splendid views of the hills and many country walks are near to hand.

3D Virtual Tour - AVAILABLE TO VIEW ON LINE.

Planning Consent For Extension - The property benefits from a recent planning consent for a very substantial two storey extension with balcony to the southern elevation which will greatly increase the floor area and versatility of the house. A copy of the consent and plans are available to inspect at the Agent's Ruthin office or available on line through the Denbighshire County Council planning portal. Ref: 16/2011/0274

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3D Virtual Tour - Available to view on-line.

The Accommodation Comprises: - Panelled and decorative glazed window leading to:

Central Hall - With staircase rising off. Limestone tiled floor which extends into the adjoining Day Lounge, Kitchen, Utility and Rear Hall.

Lounge - 4.17m x 4.04m (13'8" x 13'3") - An attractive room with original pine boarded floor, cottage style window to front with views towards Moel Famau, newly fitted wood burning fire grate within a brick lined recess and raise hearth, TV point, feature exposed timber walling to one internal wall and panelled radiator.

Day Lounge - 4.85m x 4.17m (15'11" x 13'8") - Large wood fuelled stove to a deep recess with feature beam over, fitted cabinet and wall shelving, cottage style window with deep sill and also views of Moel Famau, original 17th Century wall panelling to the internal wall adjoining the Lounge. Heating.

Kitchen - 4.80m x 2.54m (15'9" x 8'4") - Open-plan, refitted with a bespoke range of solid wood panelled door and drawer fronts with pull-out drawers, integrated dishwasher and light cream toned granite working surfaces to include a drainer and a white glazed Belfast sink with stainless steel mixer. Space for electric range cooker with decorative 'Delph' style tiled splash-back, two windows to one side and stone flooring with underfloor heating.

Dining Room - 4.04m x 2.92m (13'3" x 9'7") - A delightful room forming part of a modern extension. It affords a high degree of natural light with windows to two sides and double-glazed windows to the vaulted ceiling. Glazed door leading to patio, matching stone flooring with underfloor heating.

Rear Hall/Utility - 3.18m x 2.39m (10'5" x 7'10") - Matching flooring with heating, fitted worktop with inset sink and void and plumbing for washing machine, further cabinet incorporating a large pressurised domestic hot water cylinder which interconnects with the solar panels to the roof slope. Glazed door to rear.

Walk-In Pantry - Matching flooring and wall shelves.

Cloakroom - Matching flooring with underfloor heating, low level WC, modern Worcester LPG gas fired boiler providing heating and hot water, wash basin and a vaulted roof with Velux roof light. Photovoltaic electric panels.

First Floor Landing -

Bedroom One - 4.70m x 3.61m (15'5" x 11'10") - A spacious room with a high vaulted ceiling, two double glazed cottage style windows both with rural views and with an outstanding view towards Moel Famau and the Clwydian Hills, fitted wardrobes with locker storage cupboard over, panelled radiator.

Bedroom Two - 4.67m x 3.96m (15'4" x 13') - Also benefitting from a high vaulted ceiling with cottage style windows, the window to the front has a fine view towards Moel Famau, whilst to the rear it enjoys a westerly aspect over the patio, paddock and the vale beyond. Ornate cast-iron fireplace (not in use) and panelled radiator.

Inner Landing - Leading to:

Bedroom Three - 2.84m x 2.54m (9'4" x 8'4") - Vaulted ceiling, cottage style window with a westerly aspect and panelled radiator.

Bathroom - 2.29m x 1.63m (7'6" x 5'4") - White suite comprising panelled bath with glazed screen and thermostatic shower over, vanity unit with inset bowl and low level WC, tiled walls with extractor fan, double glazed window, boarded floor and a white enamelled towel radiator.

Outside - The property stands in a delightful rural setting off a minor country lane some two and a half miles from Ruthin. It is approached over a wide gravelled hardstanding providing space for parking cars and providing access to both the house and to the two adjoining paddocks. To one side is a lean-to timber framed and galvanised metal wood store and a stone and brick built wash room providing a closet with wash basin and wc, a shower with Triton electric shower and sink adjoining. To the rear is a further closet designed for disabled access with low level wc and wash basin.

Gardens - The very private gardens are to the west and southern elevations with a large flagged patio adjoining, large informal gardens with established kitchen garden, soft fruit bushes and vegetable beds, a variety of fruit trees, small pond and useful garden store area for logs and garden equipment.

Studio/Home Office - 5.41m x 3.91m (17'9" x 12'10") - To one corner of the garden and with separate access on to the road is a former detached garage which has been converted to provide a most delightful studio with a high pitched roof, double glazed windows and panelled door, and with electric light and power installed along with wall hung basin and tap. It has a freestanding wood burning stove and a high vaulted ceiling with mezzanine floor in part (12'10" x 6'0").

Camp Site - Minffordd camp site has been a popular camp site for families and organisations such as The Duke of Edinburgh for many years and through the summer months is a busy venue. Details of the number of bookings and income are available from the owners at the time of inspection.

Public Footpath - Please note that a public footpath extends from the driveway across the main paddock to the style at the most western point of the boundary.

Tenure - The property is Freehold.

Council Tax - Denbighshire County Council - Council Tax Band E.

Directions - From the Agent's Ruthin Office proceed down Market Street and on reaching the roundabout take the third exit onto the A494 Mold road proceeding along Wern Fechan and thereafter Rhos Street and follow the road out of town for some two miles in total to the village of Llanbedr DC. Take the first left onto the B5429 directly opposite the Griffin Inn and continue for 1.3 miles, continuing over the minor crossroads and thereafter take the left fork onto the minor lane. Follow it to its farthest point whereupon the property will be found on the left hand side.

Aml - 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.

HME/CC



Marketed by: Cavendish Estate Agents, Ruthin