PEAR TREE HOUSE, LLYSWORNEY, VALE OF , CF71 7NQ

PEAR TREE HOUSE, LLYSWORNEY, , CF71 7NQ

A SIZEABLE FAMILY HOME WITH 5 DOUBLE BEDROOMS TO THE EDGE OF THIS POPULAR VILLAGE.

 Cardiff City Centre 15.9 miles  2.3 miles  M4 (J35) 6 miles

Accommodation and amenites:

Entrance Porch • Galleried Hallway • Cloakroom • Lounge • Dining Room • Sitting Room • Study • Kitchen & Breakfast Room • Utility Room

Master Bedroom & Ensuite Shower Room • Second Guest Bedroom & Ensuite • Three Further Double Bedrooms • Family Bathroom

Ample Driveway Parking • Garage • Gardens

EPC Rating: E

Chartered Surveyors, Auctioneers and Estate Agents 55 High Street, Cowbridge, Vale Of Glamorgan, CF71 7AE Tel: 01446 773500 Email: [email protected] www.wattsandmorgan.co.uk

www.wattsandmorgan.co.uk

SITUATION The property is situated in the popular Vale village of Llysworney which is centred around an attractive, Historic Church and a pretty village pond and has been the holder of 'The Best Kept Village' award. The village comprises a mixture of character houses and cottages together with some quality modern houses. Primary schooling is available in the nearby Village of with secondary schooling at the town of Cowbridge (some 1½ miles distance).

DESCRIPTION OF PROPERTY Pear Tree House is a very large family home close to the centre of the village yet set away from the road running through Llysworney. The spacious, well maintained family accommodation must be viewed to be most fully appreciated. A galleried hallway is to the heart of the property and off which doors radiate to all the ground floor rooms. Double doors open to a very pleasant lounge with windows to three elevations and sliding doors opening to a flagstone paved patio with rear garden beyond. This room also features a wood burner to one corner which is to remain and included within the sale price. A second reception room also looks to the front elevation. The dining room has double doors connecting directly into the lounge and has further sliding doors opening to a west facing patio area with further garden beyond. There is a fourth reception room to the ground floor currently used as a home study. The kitchen is a traditionally styled space with window enjoying a westerly aspect looking over the rear garden and is fitted with a good range of traditionally styled units. Oven and hob, fully integrated fridge, freezer and dishwasher are all to remain and included within the sale price. The kitchen is open-plan to an adjoining breakfast area whilst a doorway opens to a utility room. The utility has further storage with space and plumbing for a washing machine and further appliances; a back door opens to the rear elevation. The first floor, like the ground floor hallway, has a central galleried space and doors to all bedrooms. The master bedroom is, of course, the largest bedroom with wardrobe provision and an en-suite bathroom. A second guest bedroom is also en-suite. The three further bedrooms are all doubles and all have use of a contemporary shower room.

GARDENS AND GROUNDS Set away from the road through the centre of the village, Pear Tree House occupies a pleasant spot bordered to the east by a paddock. It has gardens surrounding it to three sides and has generous tarmac topped off-road parking area to the front. A roller shutter door opens into the garage (approx. max 2.4m x 6m) and from here a connecting door opens to the rear of the property. The principal garden spaces are mainly laid to lawn and are, to the main, screened by hedging. A further very pleasant seating area is positioned to enjoy the afternoon and evening sun is accessed from the dining room and has a paved seating area opening to a larger area of lawn and a further shingle chipped seating area and garden store shed (to remain).

TENURE AND SERVICES Freehold. Mains electric, water and sewerage connect to the property. Oil fired central heating.

DIRECTIONS From our High Street Offices travel in a westerly direction, towards Bridgend and join the A48 trunk road. Approximately one mile further on take the left hand turn at Pentre Meyrick cross roads for Llysworney. Follow this road into Llysworney Village and turn left shortly after The Carne Arms Public House - before the road narrows. Pear Tree House is the last house on the left, after about 100 yards.

PROCEEDS OF CRIME ACT 2002 Watts & Morgan LLP are obliged to report any knowledge or reasonable suspicion of money laundering to NCA (National Crime Agency) and should such a report prove necessary may be precluded from conducting any further work without consent from NCA.

Any maps and floor plans included in these sales particulars are not accurate or drawn to scale and are intended only to help prospective purchasers visualise the layout of the property. They do not form part of any contract.