“THE SYCAMORES”, LLAY ROAD, LLAY, , LL12 0TL

AN INDIVIDUAL EXCEPTIONALLY WELL MAINTAINED AND PROPORTIONED MODERN DETACHED FOUR DOUBLE BEDROOM / TWO BATHROOM FAMILY HOME WITH STUNNING 26FT DINING KITCHEN & NEW SANITARYWARE. This south facing property enjoys a semi rural location between Llay and y Bedd with open views over farmland. The plain plastered accommodation comprises a canopy porch; entrance hall with oak flooring that flows through to the bay windowed lounge and study; refitted cloakroom; stunning 26ft dining kitchen refitted with white high gloss shaker style units having contrasting granite work surfaces and integrated appliances; conservatory; utility room; four double bedrooms serviced by a refitted en- suite shower room and four piece bathroom. A boarded attic store could easily be converted if required. Outside there is a detached garage and lawned gardens safely enclosed to the side and rear. VIEWING RECOMMENDED.

£300,000

DESCRIPTION: CANOPY PORCH UTILITY ROOM BATHROOM AN INDIVIDUAL EXCEPTIONALLY WELL MAINTAINED AND Part sealed unit double glazed security style door to: 7' 10" x 6' 7" (2.39m x 2.01m) 7' 10" x 7' 5" (2.39m x 2.26m) PROPORTIONED MODERN DETACHED FOUR DOUBLE BEDROOM / Single drainer composite sink inset into a light oak shaker style double Recently refitted with a four piece white suite comprising a panelled bath TWO BATHROOM FAMILY HOME WITH STUNNING 26FT DINING ENTRANCE HALL base unit with extended work surface, beneath which there is plumbing with central monobloc mixer tap attachment, vanity wash hand basin with KITCHEN & NEW SANITARYWARE. This south facing property enjoys a 15' 10" x 5' 11" (4.83m x 1.8m) for a washing machine and space for a tumble dryer. Free-standing cupboard and drawer storage beneath, close coupled dual flush w.c. and semi rural location, not on an estate, between Llay and Cefn y Bedd with including staircase with turned spindles leading off. Oak flooring. Coved "Firebird" combination oil fired boiler. Ceramic tiled splash-back. quadrant shower tray with screen enclosure and mains thermostatic open views over farmland. Built in 2005 and cared for by the present ceiling with inset lighting. Radiator. Double power point. Central heating Ceramic tiled floor. One double power point exposed with concealed "Cascade" shower fitting. Water-proof boarded walls to the shower area owners since, the plain plastered accommodation comprises a canopy thermostat. Smoke alarm. Door-chimes. Understairs storage cupboard spurs for appliances. Radiator. Timber framed part double glazed with half ceramic tiling to the residue. Extractor fan. Chrome ladder porch; entrance hall with oak flooring that flows through to the bay with light. external door. radiator. Inset ceiling lighting. windowed lounge and study; refitted cloakroom; stunning 26ft dining kitchen refitted with white high gloss shaker style units having contrasting CLOAKROOM FIRST FLOOR OUTSIDE: granite work surfaces and integrated dishwasher, American style 7' 9" x 3' 8" (2.36m x 1.12m) Comprises :- A double width PARKING AREA and drive lead to a detached brick built fridge/freezer, electric oven, wine cooler, induction hob and kick-board Refitted with a two piece white suite comprising a vanity wash hand basin and tiled GARAGE 18' x 9'4" (5.48m x 2.84m) fitted with a metal up and lighting; conservatory; utility room; four double bedrooms serviced by a and a w.c. with concealed dual flush cistern. Ceramic tiled floor. Half LANDING over door, electric light and double power point. Lawned front garden. refitted en-suite shower room and four piece bathroom. A boarded attic tiled walls. Chrome ladder radiator. 9' 9" x 6' 4" (2.97m x 1.93m) Gated access to one side to the safely enclosed level side and rear store could easily be converted if required. The house has oil fired Galleried stairhead. gardens which are laid to lawns. Oil storage tank. Two outside lights. heating from a combi boiler and PVCu double glazing is fitted throughout. STUDY Outside there is a detached garage and lawned gardens safely enclosed 10' 5" x 7' 10" (3.18m x 2.39m) NO. 1 BEDROOM SERVICES: to the side and rear. VIEWING RECOMMENDED. Oak flooring. Two double power points. Radiator. 14' 8" x 11' 9" (4.47m x 3.58m) Mains water, electricity and drainage are connected subject to statutory into bay with views over farmland. Light dimmer switch. Radiator. regulations. THE CENTRAL HEATING is a conventional radiator system LOCATION: LOUNGE Television aerial point. Three double power points. effected by the "Firebird" oil fired combination boiler situated in the Utility This south facing property enjoys a semi rural location, not on an estate, 18' 5" x 11' 10" (5.61m x 3.61m) Room. The property is wired for a BT telephone system. An intruder fronting the B5102 between Llay and Cefn y Bedd with open views over into bay window with views over the farmland opposite. Fitted living EN-SUITE SHOWER ROOM alarm is installed. farmland. The property is situated about three miles from Wrexham and flame electric fire to a contemporarily styled marble and light oak fireplace 5' 11" x 4' 11" (1.8m x 1.5m) two miles away from the A483 at , from where there is dual surround. Oak flooring. Telephone point. Television aerial point. Three Recently refitted with a three piece white suite comprising a corner TENURE: carriageway access to Chester (8 miles) and the M56 to the north and via double and one single power points. Radiator. Coved ceiling with inset shower tray with screen enclosure and mains thermostatic shower fitting, Freehold. Vacant Possession on Completion. the A5 to Shrewsbury and the M54 to the south. Each village provides a lighting. Two wall-lights. close coupled dual flush w.c. and pedestal wash hand basin with range of amenities including a variety of Shops and Hostelries. The monobloc mixer tap. Chrome ladder radiator. Water-proof boarded walls NOTE: village Primary Schools are very popular and the house is within the DINING KITCHEN to the shower with half tiling to the residue. Extractor fan. Certain blinds and the carpets to the first floor are available by catchment of Castell Alun at Hope. There is also a Railway Station in 26' 4" x 9' 7" (8.03m x 2.92m) negotiation. Cefn y Bedd on the Wrexham to Bidston Line. Refitted with ranges of white high gloss shaker style units with contrasting NO. 2 BEDROOM granite upstands and work surfaces incorporating a concealed one-and- 13' 6" x 11' 9" (4.11m x 3.58m) VIEWING: DIRECTIONS: a-half-bowl stainless steel sink with monobloc mixer tap attachment. Six- Radiator. Telephone point. Three double power points. Drop-down By prior appointment with the Agents. For satellite navigation use LL12 0TL. From Wrexham proceed on the doored base units and one set of pan drawers with extended work timber ladder to: B5425 Road continuing for a distance of approximately one mile surfaces, beneath which there is an integrated wine cooler, dishwasher COUNCIL TAX BAND: until crossing the by-pass. Continue past Rhosddu Industrial Estate then and a built-under "Neff" electric oven. Kick-board lighting. Induction ATTIC ROOM The property is valued in Band "F". for a further approximately 2 miles until entering the 30 MPH speed electric hob and stainless chimney-style extractor hood above set 26' 6" x 18' 6" (8.08m x 5.64m) matrix on the outskirts of Llay by the Cemetery on the right. Continue between a total of seven-doored suspended wall cupboards, two with at purlin height with part restricted head room, electric light and power EPC: through the village to a roundabout by the Miners Institute at which turn illuminated glass fronts. Tall unit accommodating a "Samsung" American point. Velux double glazed roof-light and one end window. EPC = D. A full copy of the Energy Performance Certificate (EPC) left towards Cefn y Bedd. Proceed for about three hundred yards when style fridge freezer with wine-rack above. Island dining table with granite relating to this property is available electronically at www.epcregister.com the property will be seen as the first on the right after the Huws Gray surface and matching cupboard storage beneath. Inset ceiling lighting. NO. 3 BEDROOM - you will need to use the post code (LL12 0TL) and property name or Brick Centre. Ceramic tiled floor. Two radiators. Four double and one single power 14' 2" x 10' 4" (4.32m x 3.15m) number (The Sycamores). points. Television aerial point. French windows to: Radiator. Three double power points. Television aerial point. CONSTRUCTED These particulars were prepared following initial inspection of the property of brick-faced external cavity walls beneath a tiled roof. CONSERVATORY NO. 4 BEDROOM and the descriptive comments are the opinion of Kent Jones & Company 12' 2" x 11' 5" (3.71m x 3.48m) 12' 6" x 7' 10" (3.81m x 2.39m) Estate Agents at that time. THE ACCOMMODATION Of PVCu framed double gazed construction over a cavity brick plinth and Radiator. Two double power points. Views. (with approximate room dimensions) on GROUND FLOOR comprises :- fitted with a glass roof. Ceramic tiled floor. Three double power points. RGJ/P218 Wall mounted pebble effect electric fire. Television aerial point. French windows to the rear garden.