Llanerch £420,000

A spacious, well presented country property situated within the beautiful Crafnant Valley set in its own gardens and wooded grounds enjoying countryside views.

Situated in an area of outstanding natural beauty within walking distance of many local attractions including Llyn Crafnant and Geirionydd. Llanerch is a beautiful country retreat offering versatile 4 bed accommodation and well maintained grounds extending to approximately 2 1/2 acres in total. The annex lends itself for income generation or an ideal self-contained unit for dependant relative. Central heating and double glazing, attached car garage, driveway & ample parking. VIEWING HIGHLY RECOMMENDED.

Tel: 01492 642 551 www.iwanmwilliams.co.uk LOCATION

Trefriw is a small rural village located in the Valley, partially situated within the National Park. The traditional market town of is 1 ½ miles away, The inland tourist resort of Betws y Coed lies 5 ½ miles to the south. The coastal towns of Llandudno and Colwyn Bay lie 12 miles north.

ACCOMMODATION

The Accommodation Affords: (Approximate measurements only)

MAIN HOUSE

Reception Hall: Double glazed front door; quarry tiled floor; cloak hooks; picture rail and coving; radiator; built-in cylinder cupboard.

Living Room: 14'5" x 12'10" (4.4 x 3.9) Bay window overlooking front with mullion uPVC double glazed windows and views; timber woodblock flooring; glazed fronted 6kw multi fuel stove in stone surround; picture rail and coving; TV point.

Dining Room: 12'5" x 12'4" (3.79 x 3.76) Former fireplace recess with timber lintel over housing 'Rianco' oil boiler for central heating and hot water; built-in alcove storage/pantry cupboard; double panelled radiator; telephone point; quarry tiled floor; mullion style uPVC double glazed to front elevation. Kitchen: 12'6" x 7'1" (3.82 x 2.16) Fitted range of cream base and wall units with timber worktops; 'Frankie' single drainer sink; mixer tap; electric cooker point; wall tiling; archway access to dining room. UPVC double glazed window and door to rear; plumbing for automatic washing machine and space for fridge; double panelled radiator. Door leading to:

Utility Room: 9'4" x 6'11" (2.84 x 2.12) Plumbing for automatic washing machine and space for dryer and freezer. Radiator; uPVC double glazed side window; worktops; cloak hanging hooks.

Bedroom 1: 12'11" x 12'11" (3.94 x 3.93) Radiator; uPVC double glazed window to side elevation; woodblock flooring.

Bedroom 2: 12'0" x 9'10" (3.65 x 3) Timber flooring; radiator; uPVC double glazed window.

Bathroom: Three piece suite comprising panelled bath with shower and shower screen; low level W.C; pedestal wash hand basin; wall tiling; heated towel rail; extractor fan.

Covered Passageway between House and Annex Porcelain sink; cold water supply.

ANNEX

Ground Floor Entrance Hall: UPVC outer door; 'Valiant' gas fired combo boiler for central heating and hot water; radiator; tiled floor; staircase leading off to first floor level.

Ground Floor Studio: 15'2" x 14'5" (4.62 x 4.4) UPVC double glazed window overlooking side; double glazed timber doors and windows to front elevation enjoying views; double panelled radiator; laminated floor; TV point.

Shower Room: Large shower enclosure with glazed screen; electric shower; pedestal wash hand basin; low level W.C; ladder style chrome heated towel rail.

First Floor: 32'10" x 12'6" (10 x 3.8) Eaves storage cupboards; Velux double glazed windows to front and rear; double panelled radiator; open fronted wardrobe and storage area.

Outside: The property is set in approximately 2.5 acres of wooded grounds with paths throughout, various seating areas within the grounds enjoying views; The property has its own private waterfall and natural plunge pool; kitchen garden and orchard; detached cabin with power connected and decking enjoying extensive views. Brick paved driveway providing ample parking for several vehicles; outside lighting.

Attached Car Garage: 19'4" x 13'1" (5.89 x 4) Also used as workshop with range of workbenches; up and over door; power and light connected.

Services: Mains water and electricity are connected to the property; septic tank drainage which is located in an area of land opposite the country lane which is in ownership and also provides additional parking. Oil fired central heating for main house and LPG gas for annex.

Directions: From Trefriw proceed to the Crafnant Valley, continue for approximatley 1.3 miles and the proeprty will be viewed on the right hand side. Agents board outside.

Viewing: By Appointment through the agent Iwan M Williams, 5 Denbigh Street, Llanrwst, Conwy, LL26 0LL. Telephone 01492 642551. 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.

Iwan M Williams Estate Agents Charlton Stores 5 Denbigh Street Tel: 01492 642 551 Llanrwst Fax: 01492 642 501 Conwy Email: [email protected] LL26 0LL Web: www.iwanmwilliams.co.uk