Ref: B.562

SURVEYORS  ESTATE AGENTS  AUCTIONEERS  VALUERS Celebrating our A WELL PRESENTED STONE BUILT SEMI-DETACHED RESIDENCE Centenary 2012

Centenuary 2012 GORNANT LLANFACHRETH DOLGELLAU GWYNEDD LL40 2EA

 A well presented semi-detached residence standing in its own mature grounds in the centre of this unspoilt rural village  Enjoys open views of the surrounding countryside  Modernised and upgraded to present day standards, and the garage/ family room (a later addition) blends in sympathetically with the main household  Located approximately 3 miles from the market town of Dolgellau  Accommodation briefly comprises: Ground Floor - Porch; Entrance Hallway/Dinette; Lounge; Kitchen/Diner; Conservatory Utility Room; Family Room; Independent WC and Balcony First Floor - 3 Bedrooms and Bathroom/WC  Large landscaped gardens surround the residence and are laid down to lawn with mature trees and shrubbery, flower borders and a flagged patio/barbeque area and also has a small stream running along the southern boundary  Tarmacadam driveway with ample car parking space leads to the garage  Well worthy of internal inspection

PRICE: £265,000 VIEWING: Strictly by appointment with the Selling Agents 80 High Street 38 High Street 17 High Street 6 High Street 5A High Street PORTHMADOG BALA BLAENAU FFESTINIOG HARLECH CRICCIETH LL49 9NW LL23 7AB LL41 3AA LL46 2YA LL52 0RN Tel : 01766 512505/513164 Tel: 01678 521025 Tel : 01766 830126 Tel : 01766 780883 Fax : 01766 514360 Fax: 01678 521247 Fax: 01766 831951

Website: www.tomparry.com – E-mail: [email protected]

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

A well presented semi-detached residence standing in its own mature grounds in the centre of this unspoilt rural village, being approximately 3 miles from the market town of Dolgellau, and enjoying open views of the surrounding countryside. The property has been modernised and upgraded to present day standards, and a garage/family room was a later addition, which blends in sympathetically with the original household. A particular attractive feature of the property are the large landscaped gardens which surround the residence, and are laid down to lawn, mature trees and shrubbery, flower borders and a flagged patio/barbeque area. There is also a stream running along the southern border of the property.

The ACCOMMODATION comprises:- [all measurements are approximate]

Ground Floor:

Porch opening to the:

Entrance Hallway/Dinette 4.77m x 2.51m with 2 radiators and stairway to first floor.

Lounge 7.79m x 3.35m with an impressive inglenook fireplace with concealed lighting; large picture window; 2 radiators; walk-in store cupboard.

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

Kitchen/Diner 4.88m x 2.59m with hot and cold stainless steel sink and fitted wall and base units; ‘AGA’ stove; 1 radiator; partly tiled walls; telephone point in bow window.

Conservatory 5.08m x 2.11m with built-in shelving and three storage drawers; quarry tiled floor; 1 radiator; steps with activity sensor lights down to the:

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

Utility Room 3.32m x 1.72m with timber flooring; plumbing for automatic washing machine; 1 radiator; door out to rear.

Family Room 4.56m x 3.84m max with feature exposed stone wall; pine wall and ceiling; triple aspect; 2 radiators; sliding patio doors to balcony.

Independent WC with wash hand basin

Balcony with glazed panelling.

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

First Floor:

Bedroom 1 3.57m x 3.01m with hot and cold vanity unit and 1 radiator.

Bedroom 2 3.80m x 2.28m with fitted shelving; 1 radiator.

Bedroom 3 5.42m x 2.71m with wardrobe and dressing table unit; 1 radiator; walk-in Airing Cupboard with heated towel rail.

Bathroom with a new suite comprising of panelled bath, shower cubicle, wash hand basin and wc; fully tiled walls; 1 radiator; recessed spotlights.

Outside: Tarmacadam driveway with ample car parking space leads to the Garage with double doors, and also houses the oil fired central heating boiler. Cellar/Store Room with hot water tank fitted with immersion heater and fitted shelving. Large landscaped gardens surround the residence and are laid down to lawn, mature trees and shrubbery, flower borders and a flagged patio/barbeque area. There is also a stream running along the southern border of the property.

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

Services: Mains water, electricity and drainage. Oil fired central heating. Note: The Agents have not tested any electrical installation, central heating system (if any) or other appliances and services referred to in these particulars, and no warranty is given as to their working ability.

Tenure: Freehold with vacant possession on completion.

Local Authority: Cyngor Gwynedd Council, Council Offices, Penrallt, Caernarfon, Gwynedd, LL55 1BN. Tel: 01766 711 000. Snowdonia National Park, National Park Offices, Penrhyndeudraeth, Gwynedd, LL48 6LF. Tel: 01766 770 274

Money Laundering Regulations The successful purchaser will be required to produce adequate identification to prove their identity within the term of the Money Laundering Regulations. Appropriate examples include: Passport/Photographic Driving Licence and a recent Utility Bill.

GORNANT, LLANFACHRETH, DOLGELLAU, GWYNEDD, LL40 2EA.

TOM PARRY & CO WEBSITE – www.tomparry.co.uk

THESE PARTICULARS ARE THOUGHT TO BE MATERIALLY CORRECT THOUGH THEIR ACCURACY IS NOT GUARANTEED AND THEY DO NOT FORM PART OF ANY CONTRACT.