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"A truly beautiful property situated on the village outskirts with lovel views from the upper paddocks accross to the Abbey. This impressive property has been recently refurbished to a high standard and includes oak flooring, stairs and door, bespoke hand crafted kitchen with Aga. Externally their there are stunning gardens along with a further land. Approached via sweeping driveway and offers complete privacy and seclusion. Along with 6 bedroom accommodation in the main house is the cottage with one double bedroom plus separate games room complete with snooker table. Approximately 2 acres of land with the option to purchase up to 17 acres by separate negotiation. Situated in the historic village of Talley with its primary school, lakes, abbey and church. Conveniently located to the larger towns of Lampeter and Llandeilo which offer a wide and varied range of amenities with good road links to the M4 Motorway at Pont Abraham which gives good road links to the rest of the country. Entrance Entrance Door Into Kitchen (13' 8" x 12' 10" or 4.17m x 3.91m) Bespoke hand crafted kitchen with granite work surfaces, carved drainer and inset Belfast sink. Cream Aga for cooking, integral dishwasher, stone tiled floor, high ceilings with velux sky lights. Coloured glass featured window plus 2 windows to front. Oak stable door to garden and an opening through to: Lounge (24' 0" x 20' 0" or 7.32m x 6.10m) Two windows to front, oak door, double doors opening to conservatory, oak flooring and spiral stairway to first floor, built in cupboards, feature fire place with limestone surround and steel inserts (coal effect), column radiators. Conservatory (28' 0" x 10' 4" or 8.53m x 3.15m) A very large room with French doors to garden, hardwood windows to 3 aspects, all with slate sills, laminate floor, vine mural to rear wall, radiator. Dining Room

(17' 8" x 20' 5" or 5.38m x 6.22m) Windows to front and rear with oak stable door also to rear. Stairs to first floor, radiators, marble type flooring door to: Study (11' 2" x 8' 4" or 3.40m x 2.54m) Window to front, oak flooring, radiator. Utility Room

(7' 0" x 4' 9" or 2.13m x 1.45m) Tiled floor, plumbing for washing machine. Cloak Room

(7' 4" x 3' 6" or 2.24m x 1.07m) Window,tiled floor, wc and wash hand basin in vanity unit. Landing Window to front, oak flooring, loft access, concealed door to further rooms. Bedroom 1 (9' 11" x 7' 0" or 3.02m x 2.13m) Window, radiator. Bedroom 2 (12' 11" x 9' 11" or 3.94m x 3.02m) Windows to two aspects, radiator. Bedroom 3 (14' 2" x 9' 9" or 4.32m x 2.97m) Window to front, radiator. Shower Room

(9' 3" x 4' 6" or 2.82m x 1.37m) Fully tiled with walk in shower, glazed screen, chrome towel rail, wc, wash hand basin with mixer taps, mirror and light and extractor fan. Bathroom

(6' 7" x 10' 2" or 2.01m x 3.10m) Window, oak floor, wall mounted wash basin, wc, bath with shower attachment, radiator. Bedroom 4 (13' 0" x 8' 5" or 3.96m x 2.57m) Window, to rear, radiator, bookcase, access to landing. Bedroom 5 (15' 3" x 8' 9" or 4.65m x 2.67m) Two windows to fore, radiator, built in cupboards, radiator. Bedroom 6 (12' 0" x 10' 2" or 3.66m x 3.10m) Window to fore, radiator, built in cupboards, loft access. Externally THE COTTAGE:Lounge/Kitchenette, 14'11"x 13'7"(4.55m x 4.14m), Double doors to outside garden area plus front, stairs to first floor, sink unit in recess, radiator. Wet Room

(8' 11" x 3' 10" or 2.72m x 1.17m) Fully tiled wet room, heated towel rail, wc, wall mounted wash hand basin. Stairs To First FloorBedroom 18' x 15'3" (5.49m x 4.65m), 2 velux type windows, open balustrade staircase, radiators. Snooker Room, 23'9" x 15'5" (7.24m x 4.70m)Laminate floor, arrow slit windows plus velux type windows, exposed beams to ceiling, exposed stone walls, doors to the front and rear, radiators. The property is approached via iron gates and gravel driveway to large parking area giving access to both main residence and the cottage. To the rear of both cottage and house are landscaped gardens and gravelled areas, terraced garden and lawned walkway to attractive duck pond and the paddocks (acreage to be confirmed) which, we believe are all well fenced and with water connected. We under stand the vendor has detailed planning permission for a swimming pool and has a borehole sunk to provide separate water supply. Local Authorities Carmarthenshire County Council, 3 Spilman Street, Carmarthen. Tel: 01267 234567 Services Mains water, gas and electricity. Private drainage. Viewing By appointment with the Selling Agents. Directions Immediately on entering the village of Talley from the direction of Llandeilo the gated drive to Ffynnonau Gelision is on the right hand side after the high hedge brfore reaching the primary school."