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"A most attractive SMALLHOLDING extending to about 5.5 acres and enjoying a delightful, rural location in an Area of Outstanding Natural Beauty midway between Wrexham and Ruthin. It includes a traditional 3 bedroomed house of immense character together with a detached double garage with 2 adjoining workshops and a range of timber stables. The property extends in all to about 5.5 acres and includes adjoining grazing land.

DIRECTIONS From Wrexham take the A525 Ruthin Road travelling through the traffic lights at Llandegla and take the first turning right onto the B5431 signposted to Llanarmon Yn Ial. As the B5431 bears to the right, continue straight on signposted to Pentre Celyn. After about 1 mile Pen y Waen will be seen on the right hand side.

The internal accommodation benefits from oil fired central heating with uPVC double glazed windows to the principal rooms. It briefly comprises: PORCH ENTRANCE With ceramic tiled floor. SITTING ROOM 3.89m x 3.58m

(12'9' x 11'9') Having woodburning stove in exposed stone chimney breast. Beamed ceiling, laminate floor and radiator. SNUG/DINING ROOM 3.73m x 3.51m

(12'3' x 11'6') Again with beamed ceiling and exposed stone chimney breast with open fireplace. KITCHEN 4.04m x 3.73m

(13'3' x 12'3') Having ceramic tiled floor and fitted with an Esse woodburning range together with stainless steel sink unit, fitted base units and suspended wall cupboards with granite effect work surfaces. Plumbing for dishwasher. Radiator. CONSERVATORY 4.50m x 2.97m

(14'9' x 9'9') Of uPVC double glazed construction and having ceramic tiled floor with electric underfloor heating. 2 Wall mounted electric heaters and french windows leading to the garden. UTILITY 3.66m x 2.06m

(12'0' x 6'9' ) Having sink unit and plumbing for automatic washing machine. Freestanding central heating boiler. WC with wash hand basin off. FIRST FLOOR LANDING Having built-in store cupboard. BEDROOM ONE 4.34m x 3.73m

(14'3' x 12'3') Having beamed ceiling and 2 radiators. BEDROOM TWO 3.96m x 2.29m

(13'0' x 7'6') With radiator and built-in linen cupboard with radiator. BEDROOM THREE 3.43m x 2.29m

(11'3' x 7'6') Radiator. BATHROOM Fitted with a corner panel bath having shower fitting over, pedestal wash hand basin and low level WC. OUTSIDE The property stands in very well maintained and attractive terraced garden having a variety of floral borders and mature flowering shrubs. It includes a raised terraced area with timber summer house, garden store and greenhouse. In addition there is a vegetable garden with fruit trees and chicken run with coop. The gardens include a variety of evergreen hedges and provide a most attractive setting for the property.

There is a gravelled parking and turning area with double garage (23'9' x 15'9') having 2 up and over doors, power and light. There are very useful adjoining workshops (21'0' x 18'9') and (15'9' x 8'0'). THE LAND The adjoining grass land is behind and above the house offering level grazing with 4 useful timber stables and polytunnel. SERVICES We understand that mains water and electricity are connected subject to statutory regulations. Private drainage. Oil fired combi boiler to radiators. Neither the services nor appliances have been tested and prospective purchasers are invited to obtain specialist reports if required.

COUNCIL TAX: Band F. ?2,041.69 (2016/17) TENURE Understood to be Freehold with Vacant Possession upon Completion. Prospective purchasers are advised to seek Legal advice prior to purchasing any property. VIEWING By prior appointment through the Sole Agents, Wrexham Office, Tel: (01978) 364283. Email:- wrexham@jonespeckover.com Website:- www.jonespeckover.co.uk EPC FLOORPLAN MISREPRESENTATION ACT Messrs. Jones Peckover for themselves and for the vendors or lessors of this property whose agents they are give notice that:- 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of an offer or contract. 2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any 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 the correctness of each of them. 3. No person in the employment of Messrs. Jones Peckover has the authority to make or give any representation of warranty whatever in relation to this property."