01269 596659 www.westwalesproperties.co.uk

7 Leyshon Road, Gwaun Cae Gurwen, Ammanford, , SA18 1EL A detached stone fronted house situated in a quiet location in the village of Gwaun Cae Gurwen. The property has been refurbished with new upvc double glazing fitted Jan 2013 and extended to a good standard and offers a porch, 2 reception rooms, kitchen, rear hallway, utility room and bathroom to the ground floor and 4 bedrooms and bathroom to the first floor. It is double glazed and has gas fired central heating. There is ample off road parking and a large enclosed rear garden with a patio area and timber shed. Epc rating E

• Detached House • 4 Double Bedrooms • Lounge & Dining Room • 2 Bathrooms & Utility Room • Gas Fired Heating • Upvc Double Glazing • Viewing Recommended • EPC Rating E

Price £159,950

COMPUTER-LINKED OFFICES THROUGHOUT WEST and Associated Office in Mayfair, London

39 Quay Street, Ammanford, Dyfed, SA18 3BS EMAIL: [email protected] TELEPHONE: 01269 596659 LOCATION Gwaun-Cae-Gurwen is a friendly village in , south Wales. Gwaun-Cae-Gurwen is also a parish made up of the electoral wards of Gwaun-Cae-Gurwen and Lower . Gwaun-Cae-Gurwen is located five mile east of the nearest town of Ammanford and nearly twenty miles north of Swansea. Nearby villages include , Brynamman, Tairgwaith, Glanamman and Garnant. GCG has new local cycle paths open all the time and some of the most beautiful countryside in the UK. The village has their own cycle group and organizes cycle runs, junior’s ride on Saturday morning and senior’s ride on Sunday afternoons (weather dependant). There is a local library and centre which is a volunteer run facility linked to the Neath Port-Talbort libraries. ENTRANCE double glazed entrance door to front with stained glass panel, into porch, glazed windows to side, tiled floor, and upvc double glazed door leading to LOUNGE 14'7" x 23'1" (4.44 x 7.03) Spacious lounge with exposed stone fire breast wall with stone hearth and multi fuel stove room heater, beams to ceiling, 3 radiators, 2 upvc double glazed windows to the front, upvc double glazed window to the side and stairs to first floor. Door timber glazed doors to

ALTERNATIVE VIEW

DINING ROOM 9'5" x 15'10" (2.88 x 4.82) Wood effect laminate flooring, 2 radiators and door to KITCHEN 11'11" x 15'8" (3.62 x 4.78) A range of wall and base unit with tall larder style unit, electric cooker point, stainless steel cooker hood, stainless steel sink with mixer tap, radiator, vinyl tiled effect flooring, tiled splash back upvc double glazed window to the rear.

ALTERNATIVE VIEW

REAR HALL tiled effect laminate flooring, built in cupboard, upvc double glazed door to the rear, radiator and open plan to boiler a store area. UTILTY ROOM 4'11" x 6'11" (1.49 x 2.11) upvc double glazed window to the rear, tiled effect laminate flooring, partly tiled walls, provisions for a washing machine and provisions for a tumble dryer. BATHROOM 9'5" x 8'11" (2.86 x 2.71) Corner bath, w.c, pedestal wash hand basin, shower cubicle with electric shower, extractor fan, tiled floor, spot lighting to ceiling, tiled walls, textured ceiling, radiator, upvc double glazed window to the side.

FIRST FLOOR Landing with 2 radiators, textured ceiling, exposed pine flooring and doors to

BEDROOM 1 12'10" x 18'4" (3.90 x 5.59) upvc double glazed window to the rear and side, radiator, textured ceiling.

ALTERNATIVE VIEW BEDROOM 2 12'1" x 13'0" (3.68 x 3.96) upvc double glazed window to the rear, radiator, textured ceiling.

BEDROOM 3 10'10" min 14'6" max x 14'10" (3.30 min 4.418 max x 4.53) 2 upvc double glazed windows to the front , 2 radiators, textured ceiling, built in wardrobe and exposed pine flooring.

BEDROOM 4 7'5" x 14'8" (2.26 x 4.46) upvc double glazed window to the front, radiator, textured ceiling, loft access and built in cupboard.

BATHROOM 9'9" max x 9'5" max6'11" (2.97 max x 2.86 max2.104) A recently fitted bathroom suite comprising panelled bath with mixer tap and shower attachment, pedetal wash hand basin, w.c, tiled splash back, high gloss tiled floor, radiator, textured ceiling, built in airing cupboard and upvc double glazed window to the side. EXTERNALLY To the front of the property there is drive to the side and gated access to the rear garden. To the rear of the property there is an enclosed rear garden with patio area leading to a good sized lawned garden with mountain views to the side.

DRAFT These details have been drafted on information provided by the seller and we are awaiting confirmation that they are happy with these details, please check with our offices that you receive an approved set of details before you arrange to view the property especially if you are travelling any distance.

GENERAL INFORMATION Viewing Arrangements: Please contact the Ammanford office. Tenure: Council Tax Band:

IMPORTANT NOTICE These particulars have been prepared in all good faith to give a fair overall view of the property. If there is any point which is of specific importance to you, please check with us first, particularly if travelling some distance to view the property. We would like to point out that the following items are excluded from the sale of the property: Fitted carpets, curtains and blinds, curtain rods and poles, light fittings, sheds, greenhouses - unless specifically specified in the sales particulars. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise. Services, appliances and equipment referred to in the sales details have not been tested, and no warranty can therefore be given. Purchasers should satisfy themselves on such matters prior to purchase. Any areas, measurements or distances are given as a guide only and are not precise. Room sizes should not be relied upon for carpets and furnishings. We would like to point out that all photographs are taken with a digital camera. LOCAL INFORMATION Local Council : Carmarthenshire County Council (01269 234 567) Education Authority: (01267) 224519 Doctors, Dentist and Hospital: 0845 606 4647 Trains: National Rail: 08457 484 950 Buses: National Travel Line: 0870 608 2608 Sports and Liesure Facilities: (01269) 594 517 Library: (01269) 598 150 Local Attractions: Tourist Information Centre (01267) 231557 OTHER SERVICES OFFERED MORTGAGE ADVICE CONVEYANCING SURVEYS

Contact West Wales Properties office for further details OWNER'S CONFIRMATION I/We confirm that I/we have thoroughly checked the sales particulars produced by your agency, and I/we believe them to accurately describe the above property. I/We confirm that there are no restrictive covenants, rights of way or any other outstanding issues that may effect the value or sale of the Property. I/We confirm that if we alter the property in any way we will inform you immediately in writing of the alterations so that your details can be updated. Signed: ______Dated: ______FLOOR PLAN Any plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. Dimensions are approximate. DO NOT SCALE. DRAFTEB/21.03.14

The particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, any part of a contract. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any of the services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves of this prior to purchasing.

COMPUTER-LINKED OFFICES THROUGHOUT WEST WALES and Associated Office in Mayfair, London

39 Quay Street, Ammanford, Dyfed, SA18 3BS EMAIL: [email protected] TELEPHONE: 01269 596659