Charlton Stores, 5 Denbigh Street, Llanrwst Tel: (01492) 642551 www.iwanmwilliams.co.uk Renovated andfinishedtoahighstandardwithattractive oaktimberworkthroughoutandan impressive oakstaircase.The livingroomhastrifoldingdoorsopeningontolarge rearpatio A substantialconvertedandrenovatedtraditionalWelsh stonebarnofferingafineblendof landscaped groundsandgrazingpaddocks.Commanding anelevatedsettingontheeastern This impressive4bedroomhouseissetinapproximately 2.5acrescomprisingnewly side ofthebeautifulConwyValleyenjoyingextensive countrysideviews. traditional andcontemporaryfeaturesthroughout. Price guide £585,000 Fron Francis,Llanddoged Hafod YWennol, and gardenenjoyingextensive views. Viewing highlyrecommended. Hafod Y Wennol, Fron Francis, Llanddoged, LL26 0TY

Description: Family sized home with 4 double bedrooms, large kitchen diner, detached Kitchen/Dining Room: 31'9" x 14'9" (9.68m x 4.5m) Contemporary 'Burbidge' oak kitchen garage and office and ample parking. fitted with beautiful 'Labrador Antique' granite worktops from Norway. Integrated 'Smeg' Hafod y Wennol, meaning 'Summer Home of the Swallows' at Fron Francis is a converted larder fridge and dishwasher. 'Rangemaster Excel' 110cm dual fuel range cooker with range of a traditional welsh stone barn believed to date back approximately 200 years. The extractor fitted into inglenook. Island unit and breakfast bar also in granite. Solid oak building was formerly at the hub of a large and busy farm and once housed all manner of staircase rising to first floor level. agricultural processing machinery which was driven by shafts, belts and pulleys. We are told that it was also used for stabling and the storage and processing of much of the farm produce. Fron Francis is no longer a working farm and the developer went to exceptional lengths to convert the barn building into a modern, high specification family sized dwelling. Hafod y Wennol is part of a select development of executive homes to be created on this site, each being uniquely designed to reflect the character of the original farm while at the same time offering real luxury and comfort in a beautiful and convenient location.

General: All fixtures, fittings, services, joinery, doors, windows, appliances, etc are new throughout the property. During the renovation works, new ground and first floors were installed as well as a completely new roof structure finished with attractive reclaimed slates.

Stunning views over the Conwy Valley. Full underfloor heating on both floors. Lots of warmth and character with oak beams throughout. High efficiency air-source heat pump system. Contemporary oak kitchen with rare granite worktops and range cooker. Living Room: 21'6" x 14'9" (6.56m x 4.5m) Lovely light room with extensive glazing. Beautiful oak flooring and lovely oak staircase. Fabulous views along the Conwy Valley. Recessed stone and oak inglenook fitted with a All windows and external doors are of high quality double glazed hardwood. 'Clearview' stove on slightly raised slate hearth. Solid oak folding doors fully opening to Extensive use of ultra low energy LED downlighters. patio and garden. Down lighters plus Jim Lawrence wall lighting. Detached garage and Utility Room. Computer network, Sky, video and telephone points to all main rooms, bedrooms and office.

Study: 11'4" x 11'2" (3.46m x 3.41m) Hardwood french doors opening out onto private rear courtyard.

Location: The property commands an idyllic rural setting in a popular and sought after location enjoying panoramic views across the Conwy Valley. Utility: 10'2" x 6'10" (3.1m x 2.08m) Oak door from kitchen. Range of base, wall and sink Situated on a small and select development of four executive and highly specified homes units. Plumbing for washing machine. Central heating boiler. Fridge and freezer space. located approximately 1.5 miles from the traditional market town of Llanrwst, 5.5 miles Hardwood stable type rear door opening into garden. from the inland tourist resort of Betws y Coed and approximately 12 miles from the coastal towns of Llandudno, Conwy and Colwyn Bay. Cloakroom and WC: Modern white low level WC and bow fronted corner basin unit with storage. The accommodation affords: (approximate measurements only) Feature oak turn staircase leads from ground floor to:

FIRST FLOOR - Landing: A very long landing measuring over 28' in length and having a vaulted ceiling with exposed oak beams and two Velux skylights as well as a landing window making this a very light space.

Tel: (01492) 642551 www.iwanmwilliams.co.uk Master Bedroom: 14'9" x 14'9" (4.5m x 4.5m) Windows on 2 aspects enjoying extensive Outside: valley views plus additional Velux skylight. Substantial 'A' frame oak beams set within a vaulted ceiling.

Detached Garage: 18'1" x 10'10" (5.5m x 3.3m) Hardwood part glazed traditional style double doors with stays. Power, water and 2 fluorescent lights.

Utility Room 10'6" x 10'4" (3.21m x 3.14m) (Attached to the rear of the garage). Wall mounted electric hot water cylinder with dog shower tray below on raised plinth. Space for drier and fridge freezer. Electric underfloor heating; striplighting. Timber and glazed outer door. Extractor fan. Access to attic space.

Front Courtyard: Parking for up to 3 cars plus a fourth in the garage. Finished with a blend of decorative chippings.

Side Courtyard: A secluded, stone flagged area where a working well has been retained which was the original water source for all the old farm buildings. Outside power point.

Master En-suite: 10'8" x 6'6" (3.24m x 1.98m) White contemporary suite comprising semi- sunken double ended bath, double shower with sliding door and 'Grohe' shower fittings, WC and basin. A Roper-Rhodes illuminated wall cabinet is also fitted. Centrally heated chrome towel rail with additional timed electric element for use in the summer months. Tiled floor and part tiled walls.

Bedroom No 2: 10'9" x 9'8" max (3.27m x 2.94m max) Additional useful access to the ground floor is provided from bedroom 2 due to the retention of a flight of external steps with banister which was an original feature of the barn. There is loft ladder access to a useful boarded storage space.

Bedroom No 3: 10'9" x 10'8" max. (3.27m x 3.24m max.) Double aspect windows enjoying views. Loft ladder access is provided to another boarded storage area from this bedroom.

Garden: Fully landscaped and set on 3 levels. Natural stone patio area. the gardens overlook the beautiful Conwy Valley and enjoy extensive countryside views. land extending to front and side providing approximately 2.5 acres of grazing.

Tenure: Freehold.

Services: Mains water and electricity. An underground LPG tank has been installed to supply the range cooker and the gas boiler. Drainage is to a recently installed offsite communal treatment unit with shared maintenance agreement and running costs of approximately £75.00 p.a.

Directions: From the A470 heading in the direction of Glan Conwy, turn right signposted Llanddoged approximately 1 mile from Llanrwst at Tan Lan, continue up the hill navigating a couple sharp bends and the entrance to Fron Francis can be found on the left Bedroom No 4: 15'4" x 11'5" (4.68m x 3.48m) Double aspect windows. hand side. Hafod y Wennol will be viewed at the far end through a black estate style gate.

Viewing: By appointment through the agents Iwan M Williams, Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel (01492) 642551. Bedroom No 4 En-suite: White contemporary suite comprising 'Grohe' equipped shower, WC and basin. Centrally heated chrome towel rail with additional timed electric element. Tiled floor and part tiled walls. IMW/JAL - 27th August 2014/LL1194

Family Bathroom: 10'7" x 6'9" max (3.23m x 2.06m max) White contemporary suite comprising double ended bath, large bow fronted quadrant shower with 'Grohe' fittings, This material is protected by the laws of copyright. The owner of the copyright is Iwan M white vanity storage unit and basin, WC. Centrally heated chrome towel rail with Williams Estate Agents. The sales particulars including photographic material form part of additional timed electric element. tiled floor and part tiled walls. our database rights and copyright laws. No copying or distribution without authorisation or owner’s permission.

Tel: (01492) 642551 www.iwanmwilliams.co.uk 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.