Charlton Stores, 5 Denbigh Street, Llanrwst Tel: (01492) 642551 www.iwanmwilliams.co.uk established groundswithformalandinformalgardens, summerhouseanddeckingextending A delightful3bedroomdetachedcottagestyledfamily homesetinlargelandscapedgardens Affording entrance/sunporch,receptionhallway,living room,conservatory,diningkitchen, The propertybenefitsfromasmallpaddock,viewsacross theConwyValley,large large utilitywithcloakroom andshowerroom,3bedroomsfamilybathroom. Central heatingandmajority doubleglazing,garageandampleoffroadparking. in idyllicruralsettingwithinthebeautifulConwyValley. Price guide £455,000 Viewing highlyrecommended bytheagents. Coed YWaen, Llanbedr YCennin in totaltoapproximately2.5acres. Coed Y Waen, Llanbedr Y Cennin, Conwy, LL32 8UW

The accommodation affords: (approximate measurements only)

Front Sun Porch: 8'2" x 5'6" (2.5m x 1.67m) Double panelled radiator; tiled floor; uPVC double glazed front windows and door. Door leading to: Reception Hall: Staircase leading off to first floor level; two leaded windows to front elevation; coved ceiling; double panelled radiator; timber and glazed doors leading off. Living Room: 17'3" x 13'10" (5.26m x 4.22m) Feature arched brick fireplace surround, recess housing cast iron multi fuel stove, to leaded integral windows to rear of fireplace, wall tiling; coved ceiling; herringbone style block timber flooring; uPVC Dining Area: Double panelled radiator; leaded window double glazed leaded bay window to side elevation overlooking overlooking front with views; custom built oak larder cupboard. garden; double panelled radiator; telephone and TV point. Twin leaded and glazed doors leading to: Kitchen: Custom built base and wall cupboards in beech, complementary worktops; double drainer stainless steel sink unit; plumbing for dishwasher; wall mounted display unit; small peninsular unit; oil fired Rayburn; uPVC double glazed Georgian style windows to rear; understairs storage cupboard; cloak hooks. uPVC double glazed stable rear door leads onto: Large Store/Utility Room: 12'11" x 12'4" (3.94m x 3.76m) Including cloakroom and shower room. Vaulted ceiling with exposed timbers; twin bowl stainless steel sink with mixer tap; plumbing and space for automatic washing machine; radiator; base and wall cupboards, beech worktops; uPVC double glazed leaded front and rear windows, velux double glazed window to rear pitch; uPVC double glazed rear door; space for fridge and freezer; spotlighting. Large Conservatory: 15'4" x 12'8" (4.67m x 3.87m) UPVC double glazed window with low level brick walling; timber flooring; spotlighting; 2 French doors from either side leading onto front and side garden and patio; double panelled radiator; wall lights; power points.

Cloakroom: Low level WC, pedestal wash hand basin; medicine cabinet; extractor fan; small uPVC double glazed window.

Shower Room: Shower enclosure with mains shower; wall tiling; extractor fan; fan heater; uPVC double glazed window to Dining Kitchen: 16'5" x 11'0" &8'11" x 8'1" (5m x 3.35m & side elevation. 2.73m x 2.47m) (L-shaped). FIRST FLOOR - Landing: Radiator; access to roof space.

Bathroom: Panelled bath with antique style shower adaptor, pedestal wash hand basin and low level WC; double panelled radiator; built-in cylinder and storage cupboard; wall tiling; uPVC double glazed window to rear.

Tel: (01492) 642551 www.iwanmwilliams.co.uk Bedroom No 1: 14'10" x 10'8" (4.53m x 3.26m) Partly exposed Services: Mains water and electricity; oil fired central heating; roof timbers; double panelled radiator; uPVC double glazed septic tank drainage. leaded windows to side and front elevation with views.

Directions: From Llanrwst proceed along the B5106 towards Bedroom No 2: 11'2" x 10'8" (3.4m x 3.26m) Including built-in Conwy. Continue through the villages of Trefriw, Dolgarrog and pine wardrobes. UPVC double glazed leaded side and front Tal y Bont. Turn left for Rowen at Caerhun and follow the road windows with panoramic views; partly exposed roof timbers; through Pontwgan towards Rowen. on reaching the double bend dimmer switch; double panelled radiator. bridge turn left up the hill and Coed y Waen is the second property on the left hand side.

Bedroom No 3: 9'0" x 6'5" (2.74m x 1.95m) Double panelled radiator; leaded windows to front elevation with panoramic Viewing: By appointment through the agents Iwan M Williams, views; built-in wardrobe and storage cupboard. Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel Outside: The property is situated in a most beautiful countryside (01492) 642551. setting with panoramic views of the Conwy Valley. The IMW/JAL - 8th August 2013/LL915 established and landscaped gardens are a mixture formal and informal grounds with a variety of established trees and plants. This material is protected by the laws of copyright. The owner Lawned areas, garden pond and water feature, summer house of the copyright is Iwan M Williams Estate Agents. The sales with decking enjoying views across the valley. Off road parking. particulars including photographic material form part of our Timber store sheds, kitchen garden, vegetable plots; driveway database rights and copyright laws. No copying or distribution and garage. Greenhouse and dog run. Additional paddock, without authorisation or owner’s permission. extending to approximately 2.5 Acres in total.

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.