Charlton Stores, 5 Denbigh Street, Llanrwst Tel: (01492) 642551 www.iwanmwilliams.co.uk A traditionalstonebuiltcottageindelightfullakeside settingwithintheGwydirForestabove 3 bedtraditionalcottagetogetherwithattachedstone outbuildings,barnandapproximately2 the ConwyValley.Surroundedbyopencountrysideand woodlandandoccupyinganidyllic acres oflandAffordingGroundFloorEntranceHall, Living Room,DiningKitchen,Inner Hall, BathroomandBedrooms.FirstFloorLanding& W.C.,Bed2,3,Roofstorage Outbuildings withconversion potential(subjecttoconsent). Price guide £225,000 LPG gascentralheating,beams &inglenook. Llanrhychwyn, Trefriw setting closetoLlynGeirionydd. Tal YLlyn, room. Tal Y Llyn, Llanrhychwyn, Trefriw, Conwy, LL27 0YX

The accommodation affords: (approximate measurements Bedroom No 1: 8'9" x 13'7" (2.66m x 4.14m) Radiator. only) Window overlooking rear. Covered Open Entrance Porch: FIRST FLOOR - Landing: Double panelled radiator. Reception Hallway: With quarry tiled floor, built-in electric meter cupboard, double panelled radiator. Telephone point. Beamed ceiling. Staircase leading off. Understairs storage W.C.: Low level suite, wash basin. Velux style window to cupboard. rear elevation. Rear Entrance Porch: With window to side and rear. Bedroom No 2: 15'6" max x 9'0" (4.73m max x 2.75m) External rear door. Wall light. Double panelled radiator. Double glazed skylight window. Access to large walk-in roof storage area measuring Living Room: 11'4" x 14'7" (3.45m x 4.45m) Feature approximately 4.73m x 4.18m maximum (156 x 138) with former inglenook with substantial oak lintel over, inset restricted headroom housing Valliant LPG central heating built-in slate canopy style fireplace with inset living flame boiler. Light connected. Power points and water tank. gas fire (LPG). Double panelled radiator. Exposed oak beams. Sky point.

Bedroom No 3: 15'6" max x 9'2" (4.73m max x 2.8m) Double glazed skylight window to rear. Radiator. Dining Kitchen: 16'4" x 8'11" (4.99m x 2.72m) Fitted base and wall units. Single drainer stainless steel sink unit. OUTSIDE - Attached former Stone Barn: 25'9" x 15'2" Electric cooker point. Quarry tiled floor. Window to rear (7.85m x 4.62m) Slate flagged floor. Skylight window. A elevation. Wall tiling. Beamed ceiling. Double panelled frame roof timbers, stable door. radiator. Doorway to:

Former Bake House: 11'9" x 15'2" (3.58m x 4.62m) Inner Hallway With built-in cylinder cupboard and linen storage shelving. Quarry tiled floor. Window to front elevation. Radiator. Bathroom: Three piece suite with mains Mira shower above bath, pedestal wash hand basin with moulded splashback and shaver point. Low level W.C. Wall tiling. Radiator. Window to front.

Tel: (01492) 642551 www.iwanmwilliams.co.uk 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.

Lean-to Store Shed: 8'10" x 17'9" (2.69m x 5.41m) Timber and corrugated roof construction. To the rear of the property there is a enclosed grassed garden with herbaceous raised borders and hedgerows. LPG gas tank. Outside W. C. (not tested). Outside: The property stands in delightful setting with small stream and timber bridge leading over. Hardstanding with ample parking area. Enclosed barbeque area with stone walling. Timber and corrugated 3 bay hay barn, small stone and corrugated store sheds. Small former Nissen style machinery shed. The land in total extends to approximately 2 acres and comprises of 2 enclosures with ample natural water supply. (Please note that the land measurements have not been confirmed). Tenure: Freehold with vacant possession on completion.

Services: Mains electricity connected to the property. Private water supply and drainage. 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 in the direction of Trefriw, turn left by the Gwydir Castle and immediately right up towards Llanrhychwyn and continue steeply up the hill passing former forestry properties on the left, Hafna mine on the right. Continue for approximately 1 mile to the turning for Llyn Geirionydd (clearly signposted). Follow the road down towards the lake and the property will be viewed immediately on the left by the sharp right hand turning which leads to the side of the lake. The property will be viewed straight ahead having cream painted elevations. Agents sign board outside. Viewing: By appointment through the agents Iwan M Williams, Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel (01492) 642551. IMW/JAL - 18th January 2011/LL51

Tel: (01492) 642551 www.iwanmwilliams.co.uk 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.