Llecyn Coediog Nr Llanrwst £315,000

Spacious 3/4 bedroom home occupying a sought after countryside setting within the Gwydir Forest, surrounded by open farmland.

Llecyn Coediog occupies a delightful private setting within a mile of the traditional market town of Llanrwst. Set within its own grounds with mature shrubs and trees, large handstanding for parking and grassed gardens. The light and airy accommodation is arranged over two floors comprising entrance hall, living room, large kitchen, utility/shower room, dining/ sitting room, additional sitting room or bedroom 4, three bedrooms and bathroom at first floor level.

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

Llecyn Coediog is located within 1.5 miles of the traditional market town of Llanrwst and 4 miles of the inland tourist resort of Betws Y Coed. Ideally situated to explore the lakes, mountains and forests of Snowdonia whilst the Victorian town of Llandudno and the beaches of North Wales are only 15 miles to the north.

ACCOMMODATION

The Accommodation Affords: (Approximate measurements only)

Entrance Hall UPVC double glazed front door. Stairs leading off to first floor level.

Sitting Room/Bedroom 4 12'8" x 13'11" (3.86 x 4.24) Duel aspect overlooking side and front elevation, double panelled radiator, Telephone point.

Living Room 12'8" x 13'11" (3.85 x 4.24) Dual aspect front and side elevation, picture rail, double panelled radiator.

Kitchen 15'11" x 13'7" (4.86 x 4.13) UPVC double glazed windows overlooking side and rear elevation, feature triplex grate with slate hearth. stable rear door. Freestanding base units with granite worktops, gas cooker point, pine wall cupboards and display/plate rack unit. Porcelain Belfast style sink with granite worktop surround, built in store cupboard, plumbed in for dishwasher. Rear utility and Shower-room Shower tray with tile surround, floor mounted oil boiler for central heating and hot water (not tested), built in meter cupboard, uPVC double glazed windows to side elevation.

Sitting Room/Dining Room 12'5" x 13'9" (3.79 x 4.18) uPVC double glazed windows to side and rear elevation, TV point, radiator.

First Floor: Spacious landing with access to roof space, radiator.

Bedroom 1 12'7" x 12'4" (3.84 x 3.75) Radiator, uPVC double glazed window overlooking side with views, storage cupboard.

Bedroom 2 9'6" x 12'9" (2.89 x 3.88) Radiator, uPVC double glazed window to side with views, stained floorboards.

Bedroom 3 12'8" x 8'0" (3.85 x 2.44) uPVC double glazed window overlooking side, radiator.

Bathroom 9'5" x 7'7" (2.88 x 2.3) 4 piece suite comprising panelled bath, large steam shower enclosure with overhead and side jets, sliding doors, low level WC, pedestal wash basin, ladder style heated towel rail, uPVC double glazed window and spotlighting.

Outside: Property stands in good size grounds. Large hardstanding for parking. Surrounding the house there are mature shrubs, plants and trees. Grassed gardens and timber garden store sheds. Outside water tap and oil central heating tank.

Services: To be confirmed.

Directions: Proceed from Llanrwst over the bridge towards Trefriw, take left toward Betws y Coed and then immediately right up the hill and continue for approximately ¾ of a mile through the forest. There is a galvanised gate on the left hand side. Follow the track up to the house.

Viewing: By appointment through the agents Iwan M Williams, 5 Denbigh Street, Llanrwst, tel 01492 642551, email [email protected]

Proof of ID: In order to comply with anti-money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases: IDENTITY DOCUMENTS: a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS: a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address. 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