Gwelfor Llanddoged £750,000

Iwan M Williams Estate Agents are now in receipt of an offer for the sum of £575,000 for Gwelfor, Llanddoged, Llanrwst, LL26 0DX

Anyone wishing to place an offer on the property should contact Iwan M Williams, 5 Denbigh Street, Llanrwst, 01492 642551 before exchange of contracts.

A rare and exciting opportunity to require an excellent 70 acres agricultural holding in the beautiful Conwy Valley. The holding enjoys stunning views of the Snowdonia Mountain Range and comprises, detached 4 bedroom family home with attached garage,

Tel: 01492 642 551 www.iwanmwilliams.co.uk LOCATION

Located in the Conwy Valley in a favoured farming area area but within 3 miles of the traditional market town of Llanrwst.

ACCOMMODATION

Detached 4 bedroom family home built in the early 1990's offering spacious accommodation with the benefit of oil central heating and double glazing. The house is subject to an agricultural occupancy restriction. Affording: Entrance porch, hallway, lounge, dining room, utility room, large dining kitchen with Rayburn, rear entrance, shower and laundry room, 4 bedrooms, (master en-suite W.C), family bathroom. Garden, garage and tarmacadam driveway with parking area.

Modern Agricultural building comprising large enclosed workshop with power and light connected, mezzanine office/storage space. Lean-to animal housing shed wrapped around the side and rear of the workshop. Large compound/ yard area.

Land: Approximately 70 acres of prime agricultural land arranged in several enclosures located on three sides of the country lane with good road side access. Further agricultural barn/ animal housing shed. Agents Note: The Land may be subject to a grazing agreement with vacant possession delayed for maximum period of 12 months. (Please ask for further details).

Accommodation: Detached four bedroom house.

Front Entrance Porch: Sealed unit double glazed windows.

Reception Hall: Balustrade and spindle staircase leading off to first floor level; coving; radiators; understairs storage cupboard.

Lounge: 14'3" x 15'1" (4.34 x 4.59) Duel aspect sealed unit double glazed windows; double panelled radiator; beamed ceiling; TV point; feature stone fireplace surround with cast iron log burner stove.

Dining/Sitting Room: 12'6" x 14'6" (3.81 x 4.42) 'Adam' style fireplace surround; coal effect gas fire (not tested); sealed unit double glazed window overlooking side and rear; radiator; TV point.

Dining Kitchen: 19'8" x 12'5" (6 x 3.79) Range of fitted base and wall units with breakfast bar; feature brick fireplace surround with oil fired Rayburn Royal; tiled walls and floor; 1½ bowl sink; plumbing for dishwasher; double panelled radiator; doorway leading:

Rear Entrance Passage: Built-in cloaks cupboard; double panelled radiator; floor tiling; timber and glazed door to front and rear of the property.

Shower Room: Corner shower cubicle; pedestal wash hand basin; low level W.C.

Laundry/Boiler Room: 6'7" x 4'7" (2 x 1.39) Plumbing for automatic washing machine with worktop over; floor mounted 'Worcester' boiler for central heating and hot water system. Doorway leading to:

Attached Side Car Garage: 17'5" x 12'0" (5.32 x 3.66) Sealed unit double glazed window to side. Please note that the garage is currently used as additional living accommodation/storage.

Utility Room: 11'9" x 9'3" (3.57 x 2.82) Base and wall cupboards; single drainer sink; plumbing for dishwasher and washing machine; sealed unit double glazed window to side and front.

First Floor:

Spacious Landing: Radiator; access to roofspace; double glazed window to front. Bedroom No 1: 14'3" x 12'7" (4.34 x 3.84) Including built-in wardrobes; double glazed window overlooking front with views; coving; double panelled radiator; recessed wardrobes; T.V point; En-suite W.C and wash basin.

Bedroom No 2: 12'6" x 10'2" (3.8 x 3.11) Overlooking rear with views; double panelled radiator; coving; built-in wardrobe.

Bathroom: 12'6" x 7'0" (3.8 x 2.13) Four piece suite comprising panelled bath; pedestal wash hand basin; low level W.C; corner shower cubicle; radiator; extractor fan; cylinder cupboard.

Bedroom No 3: 14'6" x 12'6" (4.43 x 3.8) Duel aspect and views; double panelled radiator; coving.

Bedroom No 4: 9'4" x 11'9" (2.85 x 3.57) Radiator; sealed unit double glazed window overlooking front; coved ceiling.

Outside: Gardens surround the house, tarmacadam driveway and ample parking area; established plants and shrubs. Separate access leads to large compound and hard standing.

Workshop: 58'5" x 29'6" (17.8 x 9) Sliding steel doors to either side; concrete base; mezzanine level storage/office area.

Rear Lean-To Section: 24'7" x 18'1" (7.5 x 5.5) Timber and box profile built, side covered areas 6m x 9m.

Land: The land is prime agricultural land arranged in several enclosures located on three sides of a narrow country lane with good road side access. We understand there is no water supply to the field presently but mains water is available to the road.

Local Authority: Conwy County Borough Council Bodlondeb Bangor Road Conwy LL32 8DU Telephone 01492 574000

Wayleaves, Easements, Right of Way and Town and Country Planning Act: The property is sold subject to and with the benefit of all rights including right of way, wether public or private, light, support, drainage, water, telephone and electricity supplies and other rights and obligations, easements, restrictive covenants, and all existing and proposed wayleaves or masts, pylons, cables, drains and water, gas or other pipes wether refer to in the introduction, particulars of sale or generals stipulations, and to the provisions of any planning scheme or county local authorities without obligations on part of the sellers for us to specify them. Plan: The sale plan is based on a survey plan. The plan particulars of sales, areas and descriptions are believed to be correct but any errors or misstatements shall not effect the sale, nor entitle any party to compensation, nor in any circumstances whatsoever give ground for any action of law. The sale particulars should be used for guidance only and not be relied upon where accuracy is required.

Method of Sale: For sale by private treaty.

Agents Note: Please note that the house is subject to a Town and Country Planning Act restriction, i.e Restricted to Agricultural Restriction - The occupation of the dwelling shall be limited to a person mainly employed or last employed in the locality in Agriculture, as defined in section 336 of the Town and Country Planning Act 1990 or in forestry or dependant of such person residing with him or her, or a widow, or widower of such a person.

Viewing: Strictly by appointment through the agent Iwan M Williams, 5 Denbigh Street, Llanrwst, LL26 0LL. Telephone 01492 642551. 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 Charlton Stores 5 Denbigh Street Tel: 01492 642 551 Llanrwst Fax: 01492 642 501 Conwy Email: [email protected] LL26 0LL Web: www.iwanmwilliams.co.uk