Llwyn Y Coed Tal Y Bont £345,000

A detached double fronted stone built former farmhouse set on outskirts of village commanding panoramic valley views.

Occupying a delightful private setting, accessed along it's own private driveway to parking area, garage and beautifully maintained gardens. Extensive views across the Conwy Valley. Traditional house providing 3 bedrooms, 2 reception rooms and kitchen. Double glazing, front sun lounge enjoying extensive views, lean to stores and detached stone built workshop. Some modernisation required but this property has tremendous potential and occupies a superb setting.

Tel: 01492 55 55 00 www.iwanmwilliams.co.uk LOCATION

Pleasantly situated within the rural village of Tal y Bont in the beautiful Conwy Valley. The property is located on the outer edge of the Snowdonia National Park. Located approximately 7 miles from Conwy, approximately 6 miles from the traditional market town of Llanrwst and approximately 10 miles from Betws y Coed.

ACCOMMODATION

The Accommodation Affords: ( Approximate measurements only)

Rear Entrance Porch: Tilled floor, uPVC double glazed outer door and uPVC double glazed window.

Cloak Room: High level suite and wash basin, single glazed window.

Original timber door leading to:

Open Plan Living and Dining Room: 23'7" x 13'0" (7.18 x 3.97)

Living Area: UPVC double glazed window overlooking front enjoying extensive views across the Conwy Valley, night storage heater, recess random slate fireplace surround, timber mantle shelf and built in shelving unit to recess. Beamed ceiling, TV and telephone point.

Dining Area: UPVC double glazed window overlooking rear, night storage heater and recessed former fireplace with raised hearth and timber lintel, beamed ceiling.

Kitchen: Fitted range of base and wall units, 1½ bowl sink with mixer tap, plumbing for automatic washing machine, oil fired Rayburn (Not tested), tiled hearth, uPVC double glazed window overlooking rear, space for fridge, extractor fan, wall tiling, plate rack. Lobby: Shelving and understairs storage.

Sitting Room: 13'7" x 8'11" (4.14 x 2.73) Currently used as bedroom with En-Suite shower enclosure - uPVC double glazed window overlooking front with extensive views, shower enclosure with electric shower, tiled surround, uPVC double glazed window to side elevation.

Door from main living room leading to:

Small Front Entrance Hall: Staircase leading off to first floor level, timber and glazed front door leading to:

Sun Lounge: 8'0" x 6'5" (2.44 x 1.96) UPVC double glazed windows and French doors leading onto of property, extensive views across the Conwy Valley, power points.

First Floor - Landing:

Bedroom 1: 8'11" x 14'10" (2.72 x 4.53) UPVC double glazed window overlooking front with views, built in wardrobe with shelving and hanging space, Louvre doors.

Bedroom 2: 13'1" x 11'8" (3.99 x 3.56) Night storage heater, uPVC double glazed window overlooking front with panoramic views.

Bedroom 3: 13'1" x 11'6" -L-Shaped (3.98 x 3.51 - L-Shaped) UPVC double glazed window overlooking rear with views, access to roof space.

Outside: The property is approach along a private tarmacadam driveway leading to hardstanding, ample parking and turning area for several vehicles. Detached car garage with up and over door, lean to to either side, one for storage for garden store and logs and the other for garden chairs etc. Attractive well maintained gardens surround the property including lawned areas with a variety of established shrubs and plants, large private patio area to one side of the house, random slate patio to front, greenhouse, stone built workshop and store.

Bathroom: 12'1" x 8'2" (3.68 x 2.48) Shower enclosure, panelled bath, vanity wash basin, low level WC, wall tiling, night storage heater, built in cylinder cupboard.

Services: Mains water, electricity and drainage are connected to the property, night storage heating, oil fired Rayburn.

Agent Note: This property is being offered with a ' Possessory Title' as deeds have been mislaid. Indemnity policy will be provided - Current owners have resided at the property since 1965.

Viewing: By appointment through the agents, Iwan M Williams, 5 Bangor Road, Conwy, LL32 8NG, tel 01492 55 55 00. Email [email protected]

Directions: Travelling from the direction of Conwy travel through the village of Tal Y Bont passing the shop on the left hand side, continue past the chapel and there is a row of properties on the left hand side, on leaving the village there is a driveway signposted Llwyn Y Coed which runs parallel with the main road, this is the drive which leads to down to Llwyn Y Coed.

Proof Of Identity: In order to comply with anti-money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases: IDENTITY DOCUMENTS: a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS: a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address. These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for any purpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to become under any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Any prospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agent supplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.

Iwan M Williams Estate Agents 5 Bangor Road Tel: 01492 55 55 00 Conwy Email: [email protected] LL32 8NG Web: www.iwanmwilliams.co.uk