Bryn Aber, Bryn Aber, Pandy Tudur, Abergele, Conwy, LL22 8UN

rwst .iwanmwilliams.co.uk Charlton Stores, 5 Denbigh Street, Llan Tel: (01492) 642551 www Bryn Aber, Pandy Tudur, Abergele A detached well presented 3 bedroom home occupying a most pleasant semi rural setting within 3/4 mile of the village of Pandy Tudur. Set in approximately 2/3 of an acre commanding a slightly elevated position enjoying views of open countryside. Character features including inglenook style fireplace with cast iron stove and beamed ceilings. Oil fired central heating and part double glazing. Good sized gardens together with outhouses and small paddock/garden on opposite side of lane. Located within 5 miles of the traditional market town of Llanrwst in the Conwy Valley. Guide price £195,000 Bryn Aber, Pandy Tudur, Abergele, Conwy, LL22 8UN The accommodation affords: (approximate measurements only) Rear Lobby: Window to rear, timber and glazed door leading to: Reception Hall: Quarry tiled floor, radiator, timber panelling to ceiling. Window to side Utility Porch: 5'5" x 9'1" (1.66m x 2.77m) Quarry tiled floor. 'Worcester' oil fired elevation, telephone point. Walk-in pantry cupboard with range of shelving. Timber and central heating and hot water boiler. Porcelain 'Belfast' style sink. Electric meters. uPVC glazed door leading to: double glazed door and windows. Cloak hanging hooks. Dining Room: 12'7" x 10'1" (3.84m x 3.07m) Double panelled radiator, recess with First Floor - Landing: Sealed unit double glazed window overlooking front. Radiator. shelving, beamed ceiling, recessed former fireplace. Secondary double glazed window Access to roof space. Built-in storage cupboards, window to rear. Built-in airing to front elevation. Archway and step leading down to: cupboard housing cylinder. Bedroom No 1: 12'6" x 9'1" (3.81m x 2.77m) Sealed unit double glazed window overlooking front with views. Recessed former fireplace. Radiator. Bedroom No 2: 9'10" x 12'6" (3m x 3.8m) Sealed unit double glazed window overlooking front with views. Exposed timber floorboards. Cast iron fireplace, radiator. Shower Room: Two piece suite comprising shower cubicle with electric shower, pedestal wash hand basin, wall tiling, uPVC double glazed window overlooking side, radiator. Separate W.C.: Having low level suite, window to side elevation. Bedroom No 3: 10'10" x 10'7" (3.29m x 3.23m) (Currently used as sitting room). Radiator. Sliding aluminium double glazed patio doors leading onto small rear balcony Living Room: 14'10" x 12'6" (4.52m x 3.81m) Feature inglenook style deep recessed which overlooks the rear garden. fireplace surround with cast iron stove, timber lintel above. Beamed ceiling. Double panelled radiator, one secondary and one single glazed window overlooking front of Outside: The property occupies a quiet roadside position with grassed gardens to front property with views. Open tread turn staircase leading off to first floor level. Doorway and rear elevation, garden pond to front, variety of shrubs and small trees, side concrete with small vestibule allowing side access. patio area overlooking stream below. Step access leading to lower level with outbuildings for storage or dog kennels. There is also a field gate leading to this lower section of land. On the opposite side of the lane there is a small paddock/garden with greenhouse and established trees. This is a mostly grassed area enjoying views to the Snowdonia Mountain Range. Services: Private water supply, mains electric, septic tank drainage, oil fired central heating. Please note that none of the services, fittings, fixtures or appliances, heating/plumbing installations or electrical systems have been tested by the Estate Agent and no warranty is given to verify their working ability. Directions: Proceed from Llanrwst for approximately 3 ½ miles along A548 towards Llangernyw, turn right signposted Pandy Tudur, after 3 ½ miles, continue into the village of Pandy Tudur (½ mile). Proceed over the bridge and continue for approximately ¾ mile over a second hump back bridge, turn first right up a small country lane and the property will be viewed half way up the hill on the right hand side. Viewing: By appointment through the agents Iwan M Williams, Charlton Stores, 5 Dining Kitchen: 13'11" x 11'1" (4.25m x 3.37m) Fitted base units in cream with wood Denbigh Street, Llanrwst, LL26 0LL. Tel (01492) 642551. effect worktops. Four ring gas hob with canopy extractor over. 1 ½ bowl sink with mixer tap. Built-in 'Creda' split level double oven, integrated fridge, space for freezer. Upright window to side elevation. 'Rayburn Royal' (not tested). Beamed ceiling, IMW/JAL - 24th February 2011/LL103 spotlighting, quarry tiled floor, timber and glazed door leading onto front hallway and front pantry. This material is protected by the laws of copyright. The owner of the copyright is Iwan M Williams Estate Agents. The sales particulars including photographic material form part of our database rights and copyright laws. No copying or distribution without authorisation or owner’s permission. 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.

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