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" Substantial well appointed four reception, five bedroom, two bathroom, detached family house in tiny single sided cul-de-sac in this popular small village between Cowbridge and Llantwit Major.

Good size rooms. Mains gas fired central heating. Double glazed. Double garage. Attractive southerly garden. Good local facilities. Easy commuting major centres. Immediately available.

DIRECTIONS: From Cowbridge take the Llantwit Major Road and at the roundabout at the beginning of the Llantwit Major bypass turn left. At the first set of traffic lights turn left and follow the road into Llanmaes. Rectory Court is the second turning on your left hand side. Number 5 is the fifth house on the left hand side. There is a David Birt & Company board.

INTRODUCTION: Rectory Court is a tiny close of individual detached family houses with properties on one side of the road with the gardens of Sigingstone Lane houses on the other side. Llys Teg offers good size family accommodation with four separate reception rooms including three spacious living rooms and a breakfast room open plan with a well fitted kitchen. Additional ground floor accommodation includes attractive entrance hall, cloakroom and utility room. Upstairs there are five bedrooms, all of a good size and two bathrooms, one of which is en-suite with the master bedroom. The property enjoys the benefit of full mains gas fired central heating and is double glazed. The back garden enjoys a southerly aspect and is pleasantly private and well matured. To the front there is a large courtyard parking area which leads to the double garage. Llanmaes is an attractive small village with facilities including the village pub, parish church and village hall. Just a few minutes drive away is the town of Llantwit Major with its excellent range of local facilities and with the Heritage Coastline just a mile or so to the south. To the north is the market town of Cowbridge again with an excellent range of local facilities. The good local road network brings major centres within easy commuting distance and in recent years the railway station at Llantwit Major has re-opened providing a regular service between Bridgend and Cardiff.

GROUND FLOOR

ENTRANCE PORCH: Open arch to the front. Laid to brick paviers.

RECEPTION HALL: Front storm doorway finished in uPVC mahogany style with window to the side. Floor part quarry tiled. Inset ceiling lighting. Dog leg stairway to galleried landing. Useful understairs storage cupboard.

CLOAKROOM: Off a small lobby. Fitted with Nostalgia suite in white comprising low level wc and wash hand basin. Tiling to dado. Tiled floor. Opaque glazed window.

DRAWING ROOM: 19'3" x 13'. A well proportioned principal reception room enjoying an attractive outlook over the rear garden with timber double glazed patio door and matching side screen leading out to the garden. Two wall light points. Gas coals fire set into marble hearth and surround with timber over-mantel.

SITTING ROOM: 13'9" x 13'. Enjoying views to front. Gas coals fire set in cast iron enclosure with marble back plate and hearth and timber over-mantel.

FAMILY ROOM: 11'9" x 10'9". Another good sized reception room and like the drawing room enjoying views over the rear garden. Dado rail.

BREAKFAST ROOM: 11'9" x 9'3" into large glazed bay with side windows and double doors leading out to the garden. Plenty of space for breakfast table and chairs. Dado rail. Tiled floor to match kitchen.

KITCHEN: 14'6" x 11'9". Open plan with the breakfast room so enjoying a double aspect both over the rear garden and to the side. Well fitted with an extensive range of matching wall and base units finished in honey oak style with granite effect work surfaces and tiling and lighting in between wall and base units. Features include built-under dishwasher, stainless steel 1.5 bowl sink unit with mixer taps, built-in Neff stainless steel double oven, inset Neff stainless steel four ring gas hob with filter over, space for fridge/freezer, range of matching wall cupboards including leaded display case.

UTILITY ROOM: 7'9" x 7'6". Tiled floor to match kitchen. Range of work surfaces finished in light mosaic pattern with tiled splashback. Range of base and wall units including double base unit with inset stainless steel single drainer sink unit, built-under Bosch washing machine, built-under White Knight tumbledryer, tall cupboard. Double glazed window to side. Part glazed storm doorway to outside. Tiling to dado. Doorway to integral garage.

FIRST FLOOR

GALLERIED LANDING: Easy graded dog leg stairway from reception hall. Window enjoying front view. Inset ceiling lighting. Big shelved airing cupboard. Fold down ladder access to sizeable roof space with electric light and some boarding.

MASTER SUITE BEDROOM 1: 13' x 13'. Rear garden view. En-suite is:

MASTER SUITE BATHROOM 1: Modern Nostalgia suite in white comprising timber panelled bath, low level wc, bidet and wash hand basin. Tiled shower cubicle with glazed door and fitted with Mira Excel shower. Tiling to dado. Opaque glazed window.

BEDROOM 2: 13' x 12'6" max. Part pitched ceiling. Front view.

BEDROOM 3: 12' x 8'9" max. L shaped. Measurements not including four door run of floor to ceiling wall to wall fitted wardrobes. Views over the rear garden.

BEDROOM 4: 11'9" x 10'9". Views over the rear garden.

BEDROOM 5: 11'9" x 9'9". Front view.

BATHROOM 2: Modern suite by Spring comprising panelled bath, pedestal wash hand basin, low level wc, shower cubicle with Mira shower. Tiling to dado. Opaque glazed window.

OUTSIDE

Curved wall to front. Large courtyard and driveway laid to brick paviers providing plenty of parking and leading to the ATTACHED GARAGE (17'9" x 16'9"). Two up-and-over doors. Two double glazed windows. Internal doorway to utility room. Electric light and power. Recently fitted Worcester gas fired combi boiler with Magnaflux system. Pathway access to either side of the property. Main garden to the rear laid principally to lawn with stout fence and well stocked mature shrub borders. Enjoying a southerly aspect. Paved terrace (about 28' x 13' narrowing to 8'6") with access directly from the drawing room and breakfast room.

SERVICES: Mains water, gas, electricity and drainage. Central heating by mains gas. Double glazing a mixture of mahogany style uPVC and timber.

DAVID BIRT & COMPANY WEBSITE

Details of all our properties can be found on our website at www.teamprop.co.uk This is the website for TEAM and allows you to look at all TEAM properties throughout the UK. The website is linked directly to our computer system and is therefore extremely up-to-date. For David Birt & Company's properties on the home page click on Find Agent and enter David Birt and all our properties will be displayed in price order.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "