Tyllwyd Farm Llanllawddog, , SA32 7JQ Offers in the region of £490,000

Set in an stunning location at the foothills of the Brechfa forest in an area outstanding natural beauty a superb Barn conversion with adjoining refurbished farmhouse standing in courtyard in approximately 9 acres of grounds and pasture paddocks. The impressive principal residence provides the following versatile accommodation: Entrance Vestibule, Cloakroom, Dining Hall, Sitting Room with feature fireplace, Fitted Kitchen/Breakfast Room, Utility Room, Wet Room, Conservatory, Galleried Landing, Master Bedroom with luxury en suite Bathroom, 3 further Bedrooms and Shower Room. The linked farmhouse which offers potential as annexe or holiday letting provides: Entrance lobby, Fitted Kitchen/Breakfast Room, Rear Hall, Shower Room, Lounge/Dining Room with attractive fireplace, Ground floor Bedroom, 2 first floor Bedrooms and Bathroom. Double glazing. Oil fired central heating. Garaging. Stable block and General Purpose building. Spacious courtyard and sweeping lawned gardens leading to stream. Pasture and grassland paddocks. A further area of 20 acres or thereabouts is available by separate negotiation Viewing essential to appreciate , Llanllawddog, SA32 7JQ PRINCIPAL RESIDENCE DINING HALL 17'11" x 13'5" (5.48m x 4.10m)

An impressive room with part vaulted beamed and panelled ENTRANCE PORCH 8'3" x 4'1" (2.54m x 1.25m) ceiling. Decorative corner stone surround fireplace with exposed Large picture window to front elevation with vaulted glazed roof. beam lintel and stone hearth. Attractive open staircase to Half glazed door with arched glazed side panel leading to dining galleried landing. Pine floor boards. Pointed stone wall. 2 hall. Quarry tiled floor. Radiator Radiators.

CLOAKROOM 5'7" x 4'10" (1.70m x 1.47m) ANOTHER ROOM ASPECT

Low level W.C. Hand basin. Quarry tiled floor. Chrome towel heater , Llanllawddog, SA32 7JQ SITTING ROOM 20'11" x 18'0" (6.40m x 5.51) KITCHEN/BREAKFAST ROOM 17'7" x 14'8" (5.36m x 4.49m)

Feature fireplace with multi-fuel stove set in attractive stone 1 1/2 bowl stainless steel sink unit set in granite work-surface surround. Wall alcoves with beam and slate display shelves. with mixer tap. Fitted range of cream and beige cupboards with Pine floor boards. Exposed ceiling beams with down-lighters. granite work-surface, Integral stainless steel fridge and freezer Large picture windows to front and rear elevations. Wall lights. 2 drawers, Wine cooler. Feature 'island' with Hotpoint induction Radiators. hob set in granite surround with stainless steel extractor hood above. Fitted double and single Neff ovens. Marble effect tiled ANOTHER ROOM ASPECT floor. Large picture window overlooking rear garden. Ceiling down-lighters to part. Radiator.

ANOTHER ROOM ASPECT , Llanllawddog, SA32 7JQ A FURTHER KITCHEN VIEW WET ROOM 6'2" x 4'9" (1.88m x 1.46m)

Low level W.C. Corner hand basin with mixer tap. Fully tiled WALK IN PANTRY limestone effect walls with decorative border. Ceiling Tiled shelves and marble effect floor tiles. downlighters. Twin shaver socket. Access to attic. Chrome UTILITY ROOM 10'11" x 7'10" (3.34m x 2.40m) towel heater. INNER LOBBY Exterior door to front courtyard.

CONSERVATORY 8'5" x 15'3" (2.58m x 4.65m)

Stainless steel sink unit with mixer tap set in granite work- surface. Fitted base cupboard. Wall shelves. Plumbed for automatic washing machine. Marble effect tiled floor. Trianco oil fired boiler which serves the heating requirements. Wood effect laminate floor. Radiator. WALK IN AIRING CUPBOARD Insulated hot water cylinder. Linen shelves. A door connects from the conservatory with the adjoining farmhouse. , Llanllawddog, SA32 7JQ FIRST FLOOR ANOTHER ROOM ASPECT

GALLERIED LANDING 23'1" x 3'4" (7.05m x 1.04m) EN SUITE BATHROOM 9'10" x 7'1" (3.02m x 2.17m)

Vaulted beam ceiling. Attractive balustrade. 3 Radiators. A luxury room with free-standing bath which has designer mixer tap and shower fitments. Twin bowl ceramic hand basins with MASTER BEDROOM 17'10" x 14'9" max (5.44m x 4.50m designer waterfall taps on oak plinth. Low level W.C. Limestone max) tiled floor and walls to dado height. Vaulted beam ceiling with skylight. Chrome towel heater.

An 'L shaped' room. Vaulted beam ceiling with three skylights. 2 Radiators. , Llanllawddog, SA32 7JQ BEDROOM 20'8" x 8'9" (6.32m x 2.68m) SHOWER ROOM 6'9" x 7'0" (2.06m x 2.14m)

Vaulted beam ceiling with skylight. Radiator. Shower in tiled and glazed cubicle. Hand basin in vanity cupboard with mixer tap. Low level W.C. Tiled to dado with BEDROOM 13'6" x 8'4" (4.12m x 2.56m) mossaic mirror and decorative border. Ceiling skylight. Vaulted beam ceiling. Ceramic tiled floor. Chrome towel heater.

THE FARMHOUSE

Vaulted beam ceiling with skylight. Radiator.

BEDROOM 11'11" x 7'0" (3.65m x 2.15m)

ENTRANCE PORCH

LOBBY 6'0" x 3'6" (1.83m x 1.07m) Slate effect tiled floor. Wall lights. Ceiling beams.

Vaulted beam ceiling with skylight. Wall shelves. Telephone point. Radiator. , Llanllawddog, SA32 7JQ KITCHEN/BREAKFAST ROOM 13'3" x 11'10" (4.06m x SHOWER ROOM 7'3" x 3'3" (2.23m x 1.01m) 3.61m)

Shower in tiled and glazed cubicle. Hand basin with mixer tap. Single drainer stainless steel sink unit with mixer tap set in Low level W.C. Slate effect tiled floor. Tiled walls. Ceiling down- granite effect work-surface. 4 ring ceramic hob and fitted oven lighters. Slate effect tiled floor. Chrome towel heater. with extractor hood above. Fitted range oak front base and wall cupboards. Integral fridge and freezer. Plumbed for automatic LOUNGE/DINING ROOM 21'5" x 16'8" max (6.55m x 5.09m washing machine and dishwasher. Granite effect work-surface max) with tiled surround. Slate effect tiled floor. Radiator.

ANOTHER ROOM ASPECT

Feature stone fireplace incorporating multi-fuel stove on stone hearth. Magnificent beamed ceiling. Open staircase to first floor. Understairs cupboard. Wall lights. 2 Radiators.

REAR HALL Slate effect floor.

PORCH Worcester oil fired boiler which serves the domestic hot water and central heating requirements. , Llanllawddog, SA32 7JQ ANOTHER ROOM ASPECT LANDING 12'2" x 6'10" (3.71m x 2.10m)

Built in cupboard. Ceiling skylight. GROUND FLOOR BEDROOM 12'7" x 9'2" (3.85m x 2.81m) BEDROOM 19'10" x 10'3" (6.05m x 3.14m)

Beamed ceiling. Wall lights. Radiator. Painted panelled ceiling. Access to attic and roof space. INNER LOBBY Radiator. This connects with the conservatory to the principal barn residence. BEDROOM 17'5" x 10'10" max (5.33m x 3.31m max)

FIRST FLOOR

Ceiling skylight. Radiator. , Llanllawddog, SA32 7JQ BATHROOM 8'11" x 6'4" (2.72m x 1.94m) GENERAL PURPOSE BUILDING 30' x 12' (9.14m x 3.66m )

Panelled bath with Mira shower above with glazed screen and Currently arranged as two loose boxes with adjacent tack tiled surround. Pedestal hand basin with mixer tap. Low level room. Concrete block construction under a profile roof. W.C. Vanity light and shaver socket. Radiator. STABLE BLOCK 42' x 16' max (12.80m x 4.88m max) OUTSIDE

The property is approached over a driveway from the county GROUNDS road that leads to one other residence. A gated entrance leads into a spacious gravelled courtyard at the front of the property providing ample parking and also leads to the garage a the side of the barn conversion.

GARAGE 17'6" x 8'10" (5.33m x 2.69m) Up and over door to front elevation. Stable style courtesy door. Power and lighting connected.

The property stands within a spacious lawned garden area , Llanllawddog, SA32 7JQ throughout which there are a wonderful array of shrubs. The EDUCATION front courtyard borders a naturalised stream. A wide range of state schools are to be found in Nantgaredig, and Carmarthen - www..gov.uk. To the rear of the farmhouse cottage is an enclosed decked Private schools include College, St Michaels, patio. and Christ College, Brecon (independent schools Kitchen garden with greenhouse www.iscis.co.uk)

WOODED COPSE SPORTING AND RECREATIONAL To the rear of the homestead is a delightful wooded area bordered by a stream. Within this area is the store shed which houses the water filtration system

LAND

There are wonderful opportunities for walking, riding, mountain biking and cycling from the property, being in such close proximity to the Brechfa Forest. Hunting is with the Llandeilo Hunt. The Rivers Cothi and Tywi are noted for their Salmon and Sewin (Sea Trout) fishing, membership of associations is by The land extends to 9 acres or thereabouts which is application. There are Golf courses at , Garnant and conveniently arranged around the homestead. Carmarthen. The area is noted for its ancient castles and Gardens, with Aberglasney and the Botanic Garden of A further 20 acres is available by separate negotiation within half an hours drive. The extensive Gower, Carmarthen and Pembrokeshire coastline are within an hours drive. SERVICES LOCATION Tyllwyd Farm is situated in a lovely rural location in a wooded valley approximately 3 miles from the pretty village of Brechfa It is approximately 9 miles from the A. 40 which provides easy access east to the Country Market town of Llandeilo which provides a good range of amenities together with rail link on the 'Heart of Wales' line. The county administrative town of Carmarthen to the west is approximately 11 miles and the M.4 motorway can be joined at Pont Abraham providing access to the University city of Swansea and of course is the main route to the rest of the country.

DIRECTIONS From Llandeilo the property is located by taking the A.40 towards Carmarthen for approximately 10 miles. At the cross roads in Nantgaredig turn right and travel on the B4300 for almost 6 miles to Brechfa. When you arrive in the village take the left hand turning signposted to Llanllawddog. Follow this road for 3 miles when the entrance drive will be found on the We are advised that the property is connected to mains right hand side. electricity, private water and drainage. From Carmarthen take the A485, driving through Peniel, , and just after turn right for TENURE & POSSESSION Llanllawddog. Travel on this road for just over 3 miles and the We are advised that the property is freehold and that vacant entrance to Tyllwyd will be found on the left hand side. possession will be given on completion.

COUNCIL TAX We are advised that the main residence and farmhouse are each in Band E and that the liability for 2014/15 is £ , Llanllawddog, SA32 7JQ VIEWING

By appointment with BJP

OUT OF HOURS CONTACT Jonathan Morgan 07989 296883

N B These details are a general guideline for intending purchasers and do not constitute an offer of contract. BJP have visited the property , but not surveyed or tested any of the appliances, services or systems in it including heating, plumbing, drainage etc. The Sellers have checked and approved the details, however purchasers must rely on their own and/or their Surveyor's inspections and the Solicitors enquiries to determine the overall condition, size and acreage of the property, and also any Planning, Rights of Way, Easements, or other matters relating to it.

PROOF OF IDENTITY In order to comply with anti-money laundering regulations, BJP Residential Ltd require all buyers to provide us with: (i) proof of identity (ii) 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.

HOMEBUYERS SURVEY If you are considering buying a home, make sure that you are not buying a PROBLEM Contact one of our property offices to arrange an RICS HOMEBUYERS SURVEY& VALUATION

OFFICES Carmarthen Office 01267 236363 Llandeilo Office 01558 822468

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