Woodford Green Farm Ty Mawr Llanybydder . SA40 9RD £495,000

• Detached, 2-3 bed bungalow • Approx. 50 acres land • Secluded and peaceful location • Outbuildings • Panoramic views

Ref: PRA10068

Viewing Instructions: Strictly By Appointment Only General Description

Secluded 50 acre smallholding with detached 2 / 3 bed bungalow, general purpose outbuildings, gardens, and panoramic views over peaceful rolling countryside. The property sits well way from the road, with no immediate neighbours and offers flexible accommodation.

The property comprises a central room, which is used as an office and occasional bedroom, from which the other rooms open. However, it would be possible to divide part of this to create a separate room if preferred. There are 2 bedrooms, a bathroom, cloakroom, utility room, living room and large kitchen / dining room. Above all this is a large attic room with rooflight windows and radiators. This would be an ideal playroom or craft space, but could equally be divided into further bedrooms etc. if desired, subject to the normal permissions and consents. All the main living rooms have picture windows to take full advantage of the views over the land and open countryside. The property benefits from a hybrid system for the central heating and hot water, run by an oil boiler and by the woodburning stove in the kitchen / dining room.

Woodford Green is just outside the hamlet of Ty Mawr, a few miles from the village of Llanybydder. Here there is all you need for day to day. The university town of is approx 7 miles away with a wider range of shops, banks, cafés etc. The administrative town of is 20 miles away and from here there is easy access via the A48 to the M4.

Accommodation

Utility Room

Oil boiler (linked to same system as woodburning stove in Kitchen / Diner to supply central heating and hot water), plumbing for washing machine, cloak area, front door

Cloakroom

WC, wash hand basin, radiator, window to front.

Bedroom 3/Study

A large open plan room with stairs rising. This is the hub of the house, with the other rooms opening off it and is currently used as a study. However, a division could be erected to create a separate bedroom if desired. Radiator, window to rear.

Kitchen/Diner (23' 7" x 11' 8") or (7.19m x 3.56m)

Range of wall and base units with work surfaces over, stainless steel single drainer sink, electric cooker point, wood burning stove (linked to central heating and hot water system along with oil boiler in Utility Room, side entrance door, 2 windows to front and 1 to side, 2 radiators.

Living Room (15' 1" x 11' 8") or (4.60m x 3.56m)

Multi fuel stove, 2 radiators, window to side and rear. Bathroom

Three piece suite comprising wash hand basin, WC and bath; separate shower cubicle with 'Triton' electric power shower; radiator; tiled walls; window to rear.

Bedroom 1 (12' 7" x 11' 7") or (3.84m x 3.53m)

Window to rear, radiator.

Bedroom 2 (11' 8" x 11' 7") or (3.56m x 3.53m)

Window to front, radiator.

Attic Room. (48' 0" x 10' 6") or (14.63m x 3.20m)

A large space extending the length of the property with boarded cupboards on the entire length of both sides giving massive storage space. 6 Velux windows, 5 radiators. Ideal as a play room (or for model railway). There is a multitude of options for en suite bedrooms etc, subject to necessary planning consent, if required.

Externally

The property is approached over a long track (shared for some of its length with other properties) from a 'B' road. The track comes into the side of the property where there is plenty of parking and turning space.

Gardens

The gardens sit all around the property. These are laid mainly to lawn, with mature shrubs, trees and flower borders. There is a separate vegetable garden, which is currently overgrown. Here, there is a large polytunnel (in need of a new cover).

To the rear of the property is a patio running the length of the bungalow bounded by an ornamental border. To the other side there is a lawned garden and a substantial 5000 gallon pond.

The Outbuildings

Beyond the front garden lie the outbuildings:

GENERAL PURPOSE OUTHOUSE 13.40m x 3.85m (44' x 12'7") block built and incorporating stable, implement store and hay store. To the side of this is a further LEAN-TO STABLE 4.9m x 3.65m (16'x 12')

In addition there is a LOG STORE and HAY SHED The Land

The land, which extends to some 50 acres, is on the whole, good quality pasture, mainly gently sloping. There is approx. 12 acres of rougher grazing, of this two large areas are being encouraged back to firewood production, whilst the rest would easily be included or brought back to good grazing. There is also approx. one acre of managed woodland, great to explore and has been used by the family as a campsite. In all, the farm provides all of its firewood requirements.

The land lies largely to three sides of the house.

The land is currently rented out to a local farmer who keeps sheep on it. Water is available to all the fields.

There is a small stream which forms part of the boundary, and in one of the fields is an old quarry establishing well as a large pond.

There are great, far-reaching views over open countryside all around the property.

Services

Mains electricity, private shared spring water, private drainage

EPC Rating:68

Tenure

We are informed that the tenure is Freehold

Council Tax

Band C

Directions

From Carmarthen take the A485 in the direction of Lampeter. Follow this road for some 20 miles until reaching Llanybydder. In the centre of the village, turn right at the crossroads onto the B4337 towards Rhydcymerau and . After about a mile, you will enter Ty Mawr. Pass through the hamlet and just as you leave the hamlet you will pass the de-restricted signs. Take the next track on the right just after these signs (with the names Nantdryslwyn and Cefn Percin at the entrance to the track). Follow the track keeping left and you will come to the entrance way to the property on the left, which is clearly marked. Continue along until you reach the bungalow - this is several hundred yards from the road.

All measurements are approximate. The deeds have not been inspected. Please note that we have not tested the services of any of the equipment or appliances in this property. Stamp duty is not payable up to £125,000. From £125,001 to £250,000 - 2% of Purchase Price. From £250,001 to £925,000 - 5% of Purchase Price. From £925,001 to £1,500,000 - 10% of Purchase Price. From £1,500,001 onwards - 12% of Purchase Price. N.B. Stamp Duty is paid by the purchaser and not the vendor. Proceeds Of Crime Act 2002: We are obliged to report any knowledge or suspicion of money laundering to NCIS (National Crime Intelligence Service) and should a report prove necessary we are precluded from conducting any further professional work without consent from NCIS. These particulars are issued in good faith by us from information supplied by the vendor, but the accuracy is not guaranteed, nor will we accept responsibility for any error therein, nor shall the particulars form part of any contract.

These particulars are also issued on the understanding that any negotiations in respect of the purchase of this property shall be carried out through us. Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it. An insurance contract may be required. Written quotation available upon request. Mortgages secured on property.