St Peters Square, , , LL15 1AE Tel: 01824 703030 Fax: 01824 707540 Email: [email protected]

Llangynhafal, Price Ruthin, Denbighshire LL15 1RU £398,500

**** NO ONWARD CHAIN **** A greatly extended four bedroom house offering spacious and adaptable rooms together with 1100 sq ft workshop/garage with adjoining stores, established kitchen garden, extensive informal gardens with mountain stream and paddock with separate road access, the whole extending to about 1.54 acres. Located in an enviable rural environment within an Area of Outstanding Natural Beauty, the property benefits from outstanding views of the Clwydian Hills and rolling hillside to the east and south, and far reaching uninterrupted views towards the west and Snowdonia. It is located only a short distance from the Hamlet with historic Church and Inn, and almost equidistant between and Ruthin in the heart of the Vale of Clwyd. Continued over....

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

Continued .../... LARGE CARPORT/RAISED DECKED PATIO It affords a large covered domestic area, With part glazed and panelled door leading to: farmhouse style kitchen/dining room with FARMHOUSE KITCHEN/DINING ROOM bespoke units and oil fired AGA (available by 5.28m x 4.78m (17'4" x 15'8") separate negotiation), day room, pool room, A delightful room which affords a high degree of lounge with feature brick chimney breast and natural light with a wide double glazed window to wood burning stove, out-built front porch, first the front elevation with uninterrupted westerly floor landing, three double bedrooms, study/ views over the Vale towards Snowdonia and bedroom four with access off to a large raised double glazed french doors opening to the rear decked patio with far reaching views And patio. Beamed ceiling, traditional wood block Victorian style bathroom. Double glazing and oil floor and feature exposed stonework to one wall. central heating. Extensive informal gardens with Oil fired cream enamelled AGA with double oven workshop and stores. INSPECTION HIGHLY and hot plates (AVAILABLE BY SEPARATE RECOMMENDED. NEGOTIATION) and granite surround with LOCATION attractive tiled splashback. The kitchen has a Standing about one-quarter of a mile from the bespoke range of fitted units and cabinets with centre of Llangynhafal with popular Inn and solid pine panelled doors, open shelving units nearby historic Church, this is a truly unspoilt and drawers together with a large walk-in larder rural environment approached over minor having fitted shelving and downlighters. To the country lanes leading from the nearby town. The kitchen area are further downlighters and a large area, a designated Area of Outstanding Natural white glazed twin Belfast sink with mixer tap and Beauty, is noted for its scenic beauty with many granite surround, whilst the remaining work tops country walks and bridleways affording easy are solid cherry wood. access to the western slopes of the Clwydian Hills and the nearby 'Fairy Glen', a delightful historic bridleway leading not only into the hills, but also down to the village of .

THE ACCOMMODATION COMPRISES:

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

POOL ROOM 4.06m x 3.76m (13'4" x 12'4") Wood grain effect laminated flooring, double glazed window with aspect over the rear garden, beamed ceiling with downlighters, staircase rising off with enclosed cupboard and panelled radiator.

DAY ROOM 4.47m x 3.15m (14'8" x 10'4") Wide double glazed window affording south easterly views towards the Clwydian Hills, further double glazed window with deep stone mantel, ceramic tiled floor, beamed ceiling with downlighters, fitted pine cupboard providing cloaks and high level shelf, and a further built-in LOUNGE double door cupboard with plumbing installed for 4.72m x 4.65m (15'6" x 15'3") an automatic washing machine. Panelled A most attractive room with a feature brick radiator and archway to pool room. chimney breast with wide raised slate hearth and a cast-iron multi-fuel fire grate, double glazed window with pleasing south-westerly views across the Vale, wall light points, wood grain effect laminated floor covering, tv point and panelled radiator. Pine panelled and glazed door to the out-built front porch.

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

BEDROOM TWO 4.14m x 3.76m (13'7" x 12'4") Partially vaulted ceiling, double glazed window with views towards the Clwydian Hills, fitted high level bulk head which has created a very useful wardrobe and storage area beneath, tv point and panelled radiator.

OUT-BUILT FRONT PORCH 0.91m x 1.52m (3'0" x 5'0") With further double glazed and panelled door with side panels opening to the front. FIRST FLOOR LANDING Large landing with partially vaulted ceiling with velux roof light and space for book shelves. BEDROOM ONE BEDROOM THREE 4.78m (max) x 3.51m (15'8" (max) x 11'6") 4.72m overall x 3.30m (15'6" overall x 10'10") Partially vaulted ceiling, double glazed window Partially vaulted ceiling, double glazed window with delightful westerly views across the Vale, with westerly views, bespoke Captain's bed with slate tiled floor and panelled radiator. Pine integrated store beneath, wall lighting, pine panelled partition providing a walk-in wardrobe flooring and radiator. with hanging rails and shelving.

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

BEDROOM FOUR/STUDY OUTSIDE 3.71m x 1.88m (12'2" x 6'2") The property is set back from the road with a Double glazed window, painted flooring and substantial stone boundary wall and a wide radiator. splayed entrance with timber gates leading to a SIDE LOBBY OFF long driveway, which provides parking area With panelled door leading to the deck. adjoining the house and thereafter extends towards the large workshop and stores, kitchen DECK garden and thereafter the paddock. The deck has recently been recovered and has a truly delightful setting with views along the length of the Vale of Clwyd in a southerly direction, to the east towards the Clwydian Hills and westerly towards Snowdonia. BATHROOM 3.84m x 3.18m (max) (12'7" x 10'5" (max)) Victorian style bathroom with a freestanding roll edged cast-iron bath with white enamelled finish, a Doulton white porcelain sink on a wrought-iron stand and traditional low level wc. Partially vaulted ceiling with downlighters, fitted linen cupboard and airing cupboard with shelving and a pre-lagged cylinder. Painted wall panelling in There are extensive gardens to both front and part, two double glazed windows both with slate rear of the house, providing wide sweeping lawns tiled sills, riven slate tiled floor, chrome towel together with paved areas, covered domestic radiator and traditional low level pipe radiator. area and is bounded in part by a minor mountain stream and with a number of mature trees to the southern boundary.

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

STORE ROOM 12.19m x 2.44m (40'0" x 8'0") Electric light and power installed. KITCHEN GARDEN The garden has been developed over many years to provide an enclosed and established kitchen garden with a number of large raised beds, together with a 3.05m x 1.83m (10' x 6') aluminium framed greenhouse and soft fruit cage.

RAISED DECK There is a large covered domestic area which adjoins the kitchen, above which it provides a splendid deck/patio designed to take full advantage of the far reaching views. It is approached via first floor study/bedroom four. WORKSHOP & STORES 14.94m x 4.57m (49'0" x 15'0") A very substantial mainly steel framed purpose- built workshop/garage with block curtain walling in part, a solid concrete floor to include PADDOCK inspection pit and a lifting frame. It provides an Located to the eastern boundary of the kitchen ideal store for keeping car, van or boat, or for garden is a large and enclosed paddock general maintenance and repair. Adjoining is a considered ideal for those wishing to keep small further integral store room. livestock or a horse. A particular feature is the separate vehicular access off a minor no-through lane, which adjoins the property and provides access to the adopted highway.

www.cavendishresidential.com Llangynhafal, Ruthin, Denbighshire LL15 1RU

COUNCIL TAX Denbighshire County Council - Council Tax Band F. CENTRAL HEATING Located to the rear elevation of the house is a small timber panelled shed housing a Trianco oil fired boiler providing domestic hot water and heating. SERVICES Mains water, electricity and private drainage system shared with adjoining property. DIRECTIONS From the Agent's Ruthin Office take the A494 Mold Road proceeding for some two miles and on entering the village of turn left directly opposite the Griffin Inn and before the Church onto the B5429 road. Continue for approximately 0.75 mile and on reaching the white railings and the right hand turning signposted for Llangynhafal, turn right. Follow the road through the sandstone cutting and Hirwaen and continue for a further 1.5 miles whereupon the property will be found on the right hand side. VIEWING By appointment through the Agent's Ruthin office 01824 703030. FLOOR PLANS - included for identification purposes only, not to scale. HME/JF

www.cavendishresidential.com NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale.

PLEASE NOTE: The Agents have not tested any included equipment (gas, electrical or otherwise), or central heating systems mentioned in these particulars, and purchasers are advised to satisfy themselves as to their working order and condition prior to any legal commitment.

Misrepresentation Act 1967 These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an offer or contract - Intending purchas- ers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Cavendish Ikin has the authority to make or give any representations or warranty in relation to the property.

Cavendish Ikin trading as Cavendish Residential.