Directions: From Oswestry proceed on the A483 towards Welshpool turning right at Llynclys crossroads. Continue through Porthywaun and turn left sign posted Llansantffraid. Upon entering the village of Llansantffraid turn right at the mini island into Spoonley Farm development and continue up to the top where no 35 will be observed on the left-hand side before the T junction. 35 Ffordd Spoonley, Llansantffraid Ym Mechain, Oswestry, SY22 6FB

INTERNAL INSPECTION RECOMMENDED Offers in the region of £315,000 Thinking of selling or letting your property? Contact us now for free pre-selling advice or to arrange your free, A most well-appointed 5-bedroom detached family house which enjoys a pleasant position within this popular no obligation market valuation residential development being well placed for local village amenities. In brief the property comprises: Hogstow Hall Welsh Bridge 1 Berriew Street The Estates Office Entrance Hall, Cloaks/WC, Spacious Living Room, Playroom/Sitting Room, Kitchen with Feature Sun Room extension Minsterley 165 Frankwell Welshpool 20 Salop Road Shrewsbury Shrewsbury SY21 7SQ Oswestry with bi-fold doors, Utility, First Floor Landing, Spacious Master Bedroom Ensuite, Guest Bedroom Two Ensuite and SY5 0HZ SY3 8LG Tel: 01938 554499 SY11 2NU Tel: 01743 791336 Tel: 01743 343343 Email: [email protected] Tel: 01691 655334 Bedroom Three, Second Floor Landing, Two Further Spacious Bedrooms and Shower Room, Oil Fired Central Fax: 01743 792770 Email: [email protected] Fax: 01691 657798 Email: [email protected] Email: [email protected] Heating, Double Glazing, Driveway providing extensive off-street parking provision, Detached Double Garage, Neatly Landscaped Gardens to Front and Rear. Oswestry approx 8 miles, Welshpool approx 10 miles and Shrewsbury approx 22 miles. EPC rating D. MUST BE SEEN.

Important notice to all prospective purchasers - Property Misrepresentations Act 1991 Any central heating, electrical, plumbing installation or other appliances mentioned in these details have not been tested. Pre-contract surveys are advised prior to exchange of contracts. All measurements are approximate. Welsh Bridge, 165 Frankwell, Shrewsbury, SY3 8LG

Whilst Roger Parry & Partners endeavour to provide prospective clients with accurate yet informative sales particulars, descriptions of many features of any given property are of a subjective and personal nature. We advise prospective purchasers to contact us to discuss the property's suitability prior to viewing, particularly if travelling a distance to view. Roger Parry & Partners for themselves, and the vendor of this property Phone: 01743 343 343 Email: [email protected] whose agents they are, give notice that these particulars do not constitute in any part an offer or contract. All statements herein are made without responsibility on the part of Roger Parry & Partners, or the vendor, and must not be relied upon as a statement or representative of fact. Any intending purchaser must satisfy himself by inspection, or otherwise, as to the correctness of each of the statements contained in www.rogerparry.net these particulars.

ACCOMMODATION COMPRISING: bath, shower cubicle, tiled walls and floor, light/shaver Bedroom Five 21’11 x 11’7 under sloping ceilings (All measurements are approximate) point, extractor, radiator. Velux window, double glazed window to front, two

Entrance Hall radiators, TV and telephone points, built in storage cupboard, loft hatch. Part double glazed entrance door, telephone point, stairs to first floor, smoke detector, radiator, useful under stairs recess. Outside

Cloaks/WC A brick paved driveway provides extensive off-street parking provision with access to Detached Double

White suite comprising: low level WC, wash hand Garage, lawn gardens and pathway to front entrance basin with tiled splashback, radiator, tiled floor, Feature Sun Room extension 11’10 x 7’11 enclosed by hedging. Outside light and timber gate extractor. leads to the side of the property.

A delightful light and airy room currently utilised as a Playroom/Sitting Room 12’7 x 11’6 Dining Room with UPVC double glazed bi-fold doors Guest Bedroom Two 15’0 max x 11’7 Detached Double Garage 19’10 x 19’10 max internal and windows, tiled floor, contemporary fitted measurement Double glazed window to front, radiator, electric fuse radiator. Double glazed window to front, radiator, telephone Twin up and over doors, power and lighting. box. point, built in double wardrobe. Utility Spacious Living Room 24’2 x 11’7 Ensuite 6’0 x 6’7 Tiled floor, space and plumbing for appliances, Double glazed window to front, two radiators, Worcester oil fired central heating boiler, part double White suite comprising: low level WC, pedestal wash TV/telephone points, feature fireplace with timber glazed exterior door to rear, built in storage cupboard. hand basin, shower cubicle, light/shaver point, surround, marble style insert and hearth, electric fire radiator, tiled walls and floor, double glazed window inset, double glazed patio doors leading to rear First Floor Landing to front. garden. Stairs to second floor, smoke detector, two central Bedroom Three 8’9 x 8’5 heating thermostats, built in airing cupboard housing the hot water cylinder. Double glazed window to rear, radiator, TV and telephone points, built in single wardrobe. Master Bedroom 18’3 x 11’7 max Rear Garden Second Floor Landing A neatly landscaped rear garden with feature paved Double glazed window to front, radiator, two built in and decked patio areas, lawn garden and outside double wardrobes, TV point. Smoke detector. lighting.

Bedroom Four 22’0 x 11’9 under sloping ceilings

Velux window, two radiators, double glazed window Fitted Kitchen 11’7 x 11’1 to front, built in storage cupboard, TV and telephone points. Double glazed window to side, quality range of fitted base and eye level units, granite worktops, inset sink with mixer tap, splashbacks, integrated fridge/freezer, dishwasher, space for range cooker with stainless steel extractor hood over, tiled floor, smoke detector, archway through to: Ensuite 11’6 x 5’6

EPC Rating: D (For a full copy of the Energy Double glazed window to rear, white suite comprising: Performance Certificate please contact agent) low level WC, pedestal wash hand basin, panelled

Floor Plan-

Not to Scale for Identification Purposes Only