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" An imposing Grade II* Listed 5 Bedroom Farmhouse (including 2 Bathrooms and 4 'Attic Rooms) in need of sympathetic improvement together with Outbuilding with Planning Permission for an ancillary residential unit and productive 'paddock' land extending in all to 5.02 acres (2.03ha), or thereabouts, being located in a sought after rural area, approximately 2 miles from the Historical Vale of Clwyd Market Town of Ruthin. FOR SALE BY PRIVATE TREATY

SITUATION Plas yn Llan is located on the outskirts of the rural settlement of Efenechtyd, being some 2 miles from the Historical Market Town of Ruthin. From the Joint Agent's Denbigh Office proceed initially along the A525 to Ruthin for approximately 7 miles and then, for a short distance along the A494 (leading onto the B5105) via Mwrog Street. Thereafter turn left opposite Llanfwrog Church (prior to the Cross Keys Public House). Then continue for approximately 1.5 miles and prior to departing from Efenechtyd, Plas yn Llan Homestead will be found on the right. The property abuts onto open, rolling, countryside and is located witin commutable distance to Chester, Merseyside and beyond. Please refer to the attached Site and Location Plans for further clarification.
A range of shopping outlets together with a selection of State & Private Schools are available within the Historical Market Town of Ruthin with further, more comprehensive, facilities being located in Chester and Llandudno. INTRODUCTION Plas yn Llan is positioned on the periphery of the favoured rural settlement of Efenechtyd affording extensive outlook onto countryside scenery. Rarely does the opportunity arise to purchase a property of such attributes and potential. The property comprises an imposing Period Country Residence of historial significance together with traditional outbuilding range and land in all extending to some 5.02 acres.
The imposing farmhouse is constructed substantially from brick and part stone under a slate roof (and comprises part double glazing). Planning Permission has been granted to convert the traditional outbuilding (comprising the 'old' farmhouse & stores) to create an ancillary Residential unit.
SERVICES We are advised by the Vendor that Mains Electricity, Mains Water, Private Drainage and Oil Central Heating serve the Farmhouse.
NB THE JOINT AGENTS HAVE NOT TESTED ANY SERVICES, APPARATUS OR EQUIPMENT APPROPRIATE TO THIS PROPERTY. INTERESTED PARTIES MUST SATISFY THEIR OWN REQUIREMENTS IN ALL RESPECTS (INCLUDING AVAILABILITY & CAPACITY ETC) PRIOR TO A COMMITMENT TO PURCHASE. TENURE & POSSESSION We are given to understand that the property is Freehold and offered with Vacant Possession upon completion. VIEWING ARRANGEMENTS Viewing arrangements are strictly by prior appointment through the Joint Agents Denbigh Office (Tel : 01745 812049). EASEMENTS, WAYLEAVES & RIGHTS OF WAY ETC
This property is sold subject to all and any rights, including rights of way, whether public or private, light, support, drainage, water and all existing Wayleaves for masts, pylons, stays, cables, wires, drains, water, gas and electricity supplies; and other rights and obligations; quasi-easements and restrictive covenants; and all existing Wayleaves for masts, pylons, stays, cables, wires, drains, water, gas and other pipes whether referred to in these particulars or not. The property is also conveyed subject to all matters revealed in the title accompanying the Contracts of Sale.
TOWN & COUNTRY PLANNING The property, notwithstanding any description contained in these particulars, is sold subject to any Development Plan, Tree Preservation Order, Town Planning Scheme, Agreement, Resolution or Notice which may be existing or become effective, and also subject to any Statutory Provision(s) or By-Law(s) without obligation on the part of the Vendor or the Joint Agents to specify them.
QUOTAS & SINGLE FARM PAYMENT ENTITLEMENTS
For the avoidance of any doubt NO Quotas or Single Farm Payment Entitlements will be included in the sale of this property. PLANS & PARTICULARS These have been carefully prepared and are believed to be correct but interested parties must satisfy themselves as to the correctness of the statements within them. No person in the employment of Clough & Co & Davis Meade Property Consultants, the Joint Agents, has any authority to make or give any representation or warranty whatsoever in relation to this property and these particulars do not constitute an offer or contract. LOCAL AUTHORITY Denbighshire County Council, Caledfryn, Smithfield Road, Denbigh, LL16 3RJ (Tel : 01824 706000) PUBLIC UTILITIES Electricity :- Scottish Power plc, Rhostyllen, Wrexham, LL14 4DU (Tel : 0845 2721212/0845 7292292)
Water :- Dwr Cymru/Welsh Water, Dwr Cymru Depot, Dinas, Llanwnda, Caernarfon, LL54 5UD (Tel : 0800 052 0145/0800111999)
Gas :- BG Plc/Transco (Tel : 0800 111999) IMPORTANT 1. These particulars have been prepared in all good faith to give a fair overall view of the property; please ask for further information/verification.
2. Nothing in these Particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph(s) depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photograph(s). No assumption should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
4. Any area, measurements, aspects or distances referred to are given as a GUIDE ONLY. If such details are fundamental to a purchaser, such purchaser(s) must rely on their own enquiries.
5. Where any reference is made to Planning Permission or potential uses, such information is given by Clough & Co & Davis Meade Property Consultants in good faith. Purchasers should, however, make their own enquiries into such matters prior to purchase.
6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match any expectations you may have of the property. 7. In order to conform with new Money Laundering Regulations, we would ask all prospective buyers to provide proof of identity at the Auction. Please bring a passport or UK driving licence together with a public utility bill, bank statement or local authority tax bill to the auction. CASH WILL NOT BE ACCEPTED FOR PAYMENT OF THE DEPOSIT WHICH MAY ONLY BE PAID BY A BANKERS' DRAFT, BUILDING SOCIETY CHEQUE, COMPANY CHEQUE OR PERSONAL CHEQUE. VENDORS SOLICITORS Messrs Swayne Johnson, 2 Hall Square, Denbigh, LL16 3PA - For the attention of Mr M Tree (Tel : 01745 812835) PARTICULARS OF PROPERTY PLAS YN LLAN FARMHOUSE, OUTBUILDING, GARDEN & LAND (shown for identification purposes only edged red on the appended Site Plan)
Plas yn Llan is described in the Grade II* Listed designation as an Elegant early 18th Century minor Gentry House. This imposing dwelling is constructed substantially from brick with sandstone dressings under a slate roof and would benefit from some tasteful upgrading.
The Farmhouse (which is set back behind a walled forecourt) retains a wealth of original character features, including beams and exposed joists, and has potential for further enhancement (subject to statutory consents, as appropriate).
The accommodation briefly comprises :- FRONT ENTRANCE PORCH leading to :- THE ENTRANCE DINING HALL 5.32m(17'5'') (max) x 4.09m(13'5'') (max) with brick surround fireplace having solid fuel stove on raised tiled hearth (under timber beam), tiled worksurface; further exposed timber features and beam, double panelled radiator; staircase off and quarry tiled floor. An arched passage leads to the :- SITTING ROOM 5.04m(16'6'') (max) x 4.46m(14'8'') (max) having oak panelled walls with brick surround fireplace and raised hearth, oak beam and window seats; 2 double panelled radiators, TV antena point; quarry tiled floor and extensive views onto front grounds. KITCHENETTE 2.23m(7'4'') (max) x 1.83m(6'0'') (max) having single drainer stainless steel sink, range of base and wall storage cupboards; plumbing for dishwasher; electric cooker point; part tiled walls with decorated motifs; quarry tiled floors and views onto front aspect. UTILITY 2.26m(7'5'') (max) x 1.68m(5'6'') (max) with porcelain ('Belfast') sink; worksurface; plumbing for washing machine; built in Linen Cupboard (with louvre doors); single panelled radiator and shelving. INNER HALL including the principal oak Dog-Leg staircase (and understairs store); quarry tiled floor and double panelled radiator. 'STUDY' 4.35m(14'3'') (max) x 3.28m(10'9'') (max) with raised plinth; exposed ceiling joists and beam; views onto rear grounds. LIVING ROOM 5.14m(16'10'') (max) x 4.18m(13'9'') (max) with inglenook fireplace having solid fuel burner on raised tiled hearth under timber beam; exposed ceiling beam and double panelled radiator. FARMHOUSE KITCHEN 3.95m(13'0'') (max) x 3.25m(10'8'') (max) with single drainer stainless steel sink, base and wall storage cupboards; plumbing for dishwasher; electric cooker point; quarry tiled floor and part tiled walls LOBBY 2.74m(9'0'') (max) x 2.12m(6'11'') (max) with external door access and oil boiler appliance. 'GALLERIED LANDING' leading to :- BATHROOM 1 4.40m(14'5'') (max) x 3.40m(11'2'') (max) having pedestal wash hand basin, panelled bath & wc; double panelled radiator MASTER BEDROOM 1 5.25m(17'3'') (max) x 4.55m(14'11'') (max) with vanity unit of wash hand basin and base cupboard; double panelled and single panelled radiators; built in wardrobe with storage cupboards above; extensive views onto rural scenery; Walk in Airing Cupboard. BEDROOM 2 4.17m(13'8'') (max) x 3.28m(10'9'') (max) with vanity unit of wash hand basin and base cupboard; double panelled radiator; views onto dual aspect. LANDING with double panelled radiator BEDROOM 3 4.11m(13'6'') (max) x 3.15m(10'4'') (max) having single panelled radiator; together with extensive rural views. BEDROOM 4 3.15m(10'4'') (max) x 2.18m(7'2'') (max) with extensive outlook onto the easterly aspect; single panelled radiator. BEDROOM 5 4.55m(14'11'') (max) x 3.95m(13'0'') (max) having exposed beam; double panelled radiator and distant views onto countryside scenery. BATHROOM 2 including suite of corner bath (with Mira Sport 7 Shower); pedestal wash hand basin and wc; single radiator and Linen Cupboard (with louvre doors). ATTIC ROOMS (with access by means of retracting ladder) :-
Room 1 - 5.37m

(max) x 4.42m

(max)
Room 2 - 5.37m

(max) x 4.12m

(max)
Room 3 - 5.37m

(max) x 2.36m

(max)
Room 4 - 5.37m

(max) x 4.7m

(max) OUTSIDE Double Wrought Iron Gates attached to 2 stone pillars open onto the foregrounds which comprise established lawn on either side of the stone, paved, pathway, together with floral and shrub borders. Steps lead to a slightly elevated, extensive, side garden consisting of lawn and shrubbery (together with a selection of mixed decidous and evergreen trees); raised bedding areas, orchard, 5 bay greenhouse and rockery feature; being bounded in part by wall, hedge and fence perimeters. OUTBUILDING RANGE Also contained is the Traditional (principally stone and part brick/block) outbuilding range of character consisting of the former (original) farm dwelling and stores (under a slate roof) with PLANNING & LISTED BUILDING CONSENTS (Code 13/2008/171/PF; dated 8th October, 2008 and Code 13/2008/0172/LB dated 26th November, 2008 respectively) granted subject to conditions for its conversion (in part) to Residential/Holiday Accommodation. The Planning Permission specifies that the occupation of the dwelling should be limited to :-
(a) holiday accommodaton use; or
(b) an ancillary residential annexe to the main house
(c) rented residential accommodation only; and should not at anytime become a separately owned independant permanent residential unit
Further included is the chiefly block built former milking parlour and dairy (having corrugated roof) together with the attached part cubicle shed.
A copy of the Planning & Listed Building Decision Notices are available for inspection at the Joint Agent's Denbigh Office during normal office hours. The proposed ACCOMMODATION comprises
GROUND FLOOR
Hall
Kitchen/Dining Room
Lounge
Lobby
FIRST FLOOR
Landing
Bedroom 1
Bedroom 2
Bathroom
NB A Copy of the proposed Floor Plan (not to scale) is attached to this brochure PARCEL REF 78 The productive paddock land is situated across the road with independant access, hedge/fence perimeters and natural water course. Also contained is the 'Old' Circular Slurry Store and former Silage Clamp with concrete base. In all the property (Homestead & Land) extends to 5.02 Acres (2.03 ha) or thereabouts.
NB The Vendor (& Assigns) will reserve the right to 30% of any increase in value in respect of Parcel Ref 78, should planning consent be granted for residentail development within 20 years of the completion date. PROPOSED FLOOR & ELEVATION DRAWINGS FOR OUTBUILDING LOT 1- OUTBUILDING PREDICTED ENERGY ASSESSMENT LOCATION PLAN
Misdescription Act 1967 - These particulars, whilst believed to be accurate, are set out for guidance only and do not constitute any part of an offer or contract - intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Clough & Co has the authority to make or give any representation or warranty in relation to the property.
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