Meadow View Llanfynydd, Carmarthen, Carmarthenshire, SA32 7TG Offers in the region of £475,000

Meadow View is set in an area of outstanding natural beauty, uniquely positioned to command spectacular southerly views across the rolling countryside of the Towy Valley towards the Black Mountain and the Brecon Beacons standing in grounds of 1.5 acres or thereabouts. This attractive barn has been the subject of an beautiful conversion where every attempt has been made to provide a family home, which retains much of the original charm and character. The accommodation provides: Reception Hall, Cloakroom, Impressive fitted Kitchen/Living Room, Dining Room, Utility Room, Lounge with stone fireplace, Sitting Room, Ground floor Bedroom with luxury en suite Wet Room, Master Bedroom with en suite Bathroom, 3 further first floor bedrooms and Family Bathroom. Upvc Double Glazing. Oil fired central heating. Purpose built Double Garage/Workshop with spacious gravelled courtyard. Twin Pony Box Stable. Garden Machinery Shed and General Purpose Store shed. Sweeping driveway flanked by spacious well maintained lawns with small orchard. Secluded Paved patio and side garden. Productive pasture paddock. Superb - book a viewing today. Llanfynydd, Carmarthen, SA32 7TG ENTRANCE PORTICO ANOTHER ROOM ASPECT

RECEPTION HALL 17'11" x 6'2" (5.47m x 1.90)

DINING ROOM 15'2" x 9'7" (4.63m x 2.94m) Impressive solid oak panelled front door. Attractive staircase to first floor with under-stair cupboard. Ceiling beams. Telephone point

WALK IN CLOAKS CUPBOARD with hanging rail and racks.

CLOAKROOM Low level W.C. Hand basin. Fully tiled walls. Tiled floor. Radiator.

KITCHEN/BREAKFAST ROOM 17'8" x 13'2" (5.41m x 4.03m)

Feature exposed stone wall to one elevation with date plaque. Radiator.

ANOTHER ROOM ASPECT

Beautifully fitted with a cream finish comprehensive range of base, wall and glazed cupboards including carousel and corner units. Belfast sink unit with mixer tap. Integrated dishwasher. Rangemaster dual fuel range with 5 ring gas hob and twin oven and grill set in attractive surround with extractor hood above. Dresser style glazed display cupboards and larder style store cupboard. Granite work-surface with tiled surround. Attractive wall alcove display. Ceiling beams. Radiator. Llanfynydd, Carmarthen, SA32 7TG UTILITY ROOM 7'1" x 6'8" (2.18m x 2.05m) SITTING ROOM 10'3" x 8'5" (3.13m x 2.59m)

Stainless steel sink unit with chrome mixer tap. Work-surface Approached by a panelled door from the reception hall. Ceiling and tiled surround. Plumbed for automatic washing machine. beam. Telephone point. Radiator. Worcester oil fired boiler that serves the heating requirements. Wood effect floor. Door to rear courtyard. Radiator. ANOTHER ROOM ASPECT

LOUNGE 18'2" x 15'3" (5.54m x 4.66m)

GROUND FLOOR BEDROOM 11'4" x 10'0" (3.47m x 3.05m) Attractive stone surround fireplace with oak mantle above and incorporating a Dunsley multi-fuel stove on slate hearth. French doors to side patio and garden. Enclosed ceiling beams. Telephone point. 2 Radiators.

ANOTHER ROOM ASPECT

Built in wardrobes. Radiator. Llanfynydd, Carmarthen, SA32 7TG ANOTHER ROOM ASPECT LANDING

Built in linen cupboards. Attractive balustrade. Ceiling beams. EN SUITE WETROOM 11'4" x 5'5" (3.46m x 1.66m) Access to roof space.

MASTER BEDROOM 15'7" x 11'9" (4.76m x 3.59m)

Glazed surround cubicle. Vanity unit with shaver socket and down-lighter. Hand basin with tiled surround. Low level W.C. Fully tiled walls and mosaic pattern tiled floor. Chrome towel Vaulted beam ceiling. Walk in wardrobe with shelving and heater. hanging rails. Telephone and TV point. Radiator.

FIRST FLOOR ANOTHER ROOM ASPECT Llanfynydd, Carmarthen, SA32 7TG EN SUITE BATHROOM 15'5" x 5'10" (4.72m x 1.78m) OUTSIDE

Corner panelled bath with mixer tap and shower above. Pedestal hand basin with mixer tap. Low level W.C. Fitted dressing area with mirror and display cupboard. Wood effect panel floor. Ceiling down-lighters. Heater towel rail and Radiator.

BEDROOM 23'5" x 8'8" (7.15m x 2.66m)

The property is approached via a sweeping double gated entrance from the county road that leads via concrete paved drive to the front of the house where there is a spacious gravelled parking area. There is a secondary gated entrance leading to a large hard surface vehicular courtyard and the Garage block alongside which a gravelled drive links with the main entrance.

GARAGE 19'8" x 17'5" (6.00m x 5.32m)

Vaulted beam ceiling with skylights. Access to insulated eaves store cupboards. Built in airing cupboard with hanging rail. Ceiling down-lighters. 2 Radiators.

BEDROOM 9'4" x 8'3" (2.87m x 2.54m) Radiator.

BEDROOM 9'4" x 8'6" (2.87m x 2.6m) Ceiling skylight. Exposed beam. Telephone point. Radiator.

FAMILY BATHROOM 11'9" x 5'8" (3.59m x 1.74m)

An impressive fully insulated garage block with twin vehicular doors and courtesy door to rear.

Panelled bath, pedestal hand basin and low level W.C. Mira shower in cubicle. Fully tiled walls. Wood effect panelled flooring. Chrome towel heater and Radiator. Llanfynydd, Carmarthen, SA32 7TG GROUNDS GARDEN

Meadow View stands in wonderful established grounds and is On the southern side of the house is an enclosed garden approached over the sweeping drive that is flanked by a large approached by french doors that leads to a patio and lawn well maintained lawned garden throughout which are many around which there are many established shrubs and provides a ornamental trees. On the southern side of the lawned paddock lovely location for 'al fresco' livinG. is a small orchard with a variety of fruit trees. Adjacent to the orchard is a comprehensive range of buildings which comprise REAR COURTYARD A gated rear concrete paved yard with storage sheds. GENERAL MACHINERY STORE Lean to store shed. SERVICES

STABLE BLOCK

We are advised that the property is connected to mains electricity and water. Private drainage with two pony boxes. TENURE & POSSESSION We are advised that the property is freehold and that vacant possession will be given on completion.

COUNCIL TAX We are advised that the property is in Band 'G' and that the liability for the year 2016/17 is £

EDUCATION A wide range of state schools are to be found in Cwrt Henri, Ffairfach, Llandeilo and Carmarthen (which has both Welsh and English language secondary schools) - www.carmarthenshire.gov.uk. Private schools include Llandovery College, St Michaels, Llanelli and Christ College, Brecon (independent schools www.isc.co.uk) Llanfynydd, Carmarthen, SA32 7TG SPORTING AND RECREATIONAL property , but not surveyed or tested any of the appliances, There are wonderful opportunities for walking, riding mountain services or systems in it including heating, plumbing, drainage biking and cycling from the property. Hunting is with the etc. The Sellers have checked and approved the details, Llandeilo Farmers Hunt. The Rivers Cothi and Towy are noted however purchasers must rely on their own and/or their for their salmon and sewin (sea trout) fishing. Llandeilo offers Surveyor's inspections and the Solicitors enquiries to determine Rugby, Tennis and Bowls clubs. There are Golf courses at the overall condition, size and acreage of the property, and also Llandybie, Garnant and Carmarthen. The area is noted for its any Planning, Rights of Way, Easements, or other matters ancient castles and Gardens, with Aberglasney and the relating to it. National Botanic Garden of Wales and the National Trust's Dinefwr Park and Castle all close by within the Towy Valley. The PROOF OF IDENTITY extensive Gower, Carmarthenshire and Pembrokeshire In order to comply with anti-money laundering regulations, BJP coastline are within an hour's drive. Residential Ltd require all buyers to provide us with: (i) proof of identity (ii) proof of current residential address The following LOCATION documents must be presented in all cases: IDENTITY Meadow VIew is located on the fringe of the village of DOCUMENTS: A photographic ID, such as current passport or Llanfynydd on the south facing bank of dramatic farmland from UK driving licence EVIDENCE OF ADDRESS: A bank, building which there are lovely views. The viilage of Llanfynydd has society statement, utility bill, credit card bill or any other form places of Worship and Public house, as does Cwrt Henri which of ID, issued within the previous three months, providing also boasts a Community Post Office and Shop with internet evidence of residency as the correspondence address. cafe. The house enjoys a slightly elevated location to take advantage of the wonderful surrounding scenery for which the HOMEBUYERS SURVEY area is renowned. It is approximately 4 miles from the A.40 and If you are considering buying a home, make sure that you are 7 miles to the Country Market town of Llandeilo which provides not buying a PROBLEM Contact one of our property offices to a good range of amenities together with rail link on the 'Heart of arrange an RICS HOMEBUYERS SURVEY& VALUATION Wales' line. The county administrative town of Carmarthen is WEBSITE ADDRESS approximately 16 miles and the M.4 extension at Cross Hands Carmarthen 01267 236363 Llandeilo 01558 822468 View all our is within half an hour's drive providing access to the University properties on: www.bjpco.com; www.rightmove.co.uk or city of Swansea and of course is the main route to the rest of www.onthemarket.com the country.

DIRECTIONS From Llandeilo the property is located by taking the A.40 towards Carmarthen for approximately 3 miles, take the right hand turning just after the Cottage Inn public house and follow this road to the village of Capel Isaac. Proceed through the village onward to Llanfynydd and just as you arrive in Llanfynydd the entrance will be found on the left hand side.

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