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"Superb opportunity to purchase a detached 3/4 Bedroom stone farmhouse of charm and character set in over 16 acres and benefiting from an excellent range of traditional and modern outbuildings

which JONES PECKOVER will offer for sale by PUBLIC AUCTION at
THE BROOKHOUSE MILL RESTAURANT, RUTHIN ROAD, DENBIGH, LL16 4RD,
on MONDAY 22ND MAY 2017 at 6.30PM
(subject to conditions and unless an acceptable offer is received in the meantime)

AUCTIONEER'S REMARKS Jones Peckover are pleased to offer for sale this charming detached rural property set in unspoilt countryside and enjoying unrivalled views. Believed to date back to approximately 1750, the property displays a wealth of original features including slate slabbed flooring, inglenook fireplace, beamed ceilings and original timber doors. The accommodation is spacious and provides Living Room, Dining Room and Kitchen to the ground floor with the first floor providing 3 Bedrooms which could easily be adapted to provide a 4th Bedrooms, together with family bathroom.

Attached to the main house is a substantial stone outbuilding which if required could be utilised to provide additional accommodation or self-contained annex. Detached from the property is a further traditional stone building now providing garaging, workshop and storerooms and to the rear is the former pigsty, dilapidated stone building and more modern dutch barn.

Pleasant gardens surround the property and the land in total amounts to approximately 16.681 acres and sits within a ring fence. The land is of varying quality and is bounded by the Nant y Cyrtiau stream providing a natural water supply. Split into six enclosures and conveniently accessed from the homestead and enjoying excellent road access. SITUATION Enjoying a peaceful and picturesque rural location just a short distance from the popular town of Bala, the property is surrounded by unspoilt countryside with all principal rooms boasting stunning views. The town of Bala is approximately 6 miles distant and provides excellent shopping, leisure and schooling facilities. DIRECTIONS From Denbigh take the A543 Pentrefoelas Road and after passing through Bylchau take the B4501 signposted Llyn Brenig. Continue to the village of Cerrigydrudion, turn left onto the A5 and take the next right onto the A4501 signposted Bala. Continue along this road for approximately 5 miles and the property will come into view on the right hand side and is accessed just off the Cwmpenanner Road. GROUND FLOOR ACCOMMODATION UPVC external door giving access to:- LIVING ROOM 5.755 x 4.564 (18'10' x 14'11') Centrally situated inglenook fireplace housing a multi fuel range on a raised hearth, original slate slabbed flooring, beamed ceiling, UPVC window to front elevation, staircase to first floor. DINING ROOM 5.610 x 3.050 (18'4' x 10'0') Feature stone fireplace housing a multi fuel stove on a raised slate hearth, beamed ceiling, laminate flooring, UPVC windows to front and rear elevations. This room has two original timber doors and could easily be divided to provide two rooms if required. KITCHEN 5.734 x 3.154 (18'9' x 10'4') Fitted with a range of base storage units with ample working surfaces over, double sink unit, integrated electric oven and grill, solid fuel range providing the central heating and hot water (the property also benefits from an oil tank should this be preferred), UPVC windows to front and rear, UPVC external door to rear elevation leading to the sunroom. SUNROOM With access to downstairs WC. FIRST FLOOR ACCOMMODATION Accessed from the lounge and comprising:- FIRST FLOOR LANDING With UPVC double glazed window to rear. BEDROOM 1 5.654 x 2.555 (18'6' x 8'4') This room has two original timber access doors and could if required be divided to provide extra bedroom accommodation. Double glazed windows to front and rear, cast iron fireplace. BEDROOM 2 4.598 x 3.562 (15'1' x 11'8') UPVC window to front elevation. BEDROOM 3 3.640 x 3.112 (11'11' x 10'2') UPVC window to front elevation, built-in airing cupboard. BATHROOM 2.083 x 2.038 (6'10' x 6'8') Panelled bath with Triton shower over, vanity unit with wash hand basin and storage, low flush wc, UPVC window to rear elevation. GARDENS AND LAND In total the property amounts to 16.681 acres and is approached via a private driveway. Pleasant well maintained gardens surround the property and there is a large pond. The land is of varying quality, is contained within six enclosures and benefits from excellent road access together with a natural water supply. OUTBUILDING 14.269 x 4.953 (46'9' x 16'2') Attached to the property is a substantial stone outbuilding benefiting from power and lighting and ideally suited to provide additional accommodation if required. DETACHED GARAGE/WORKSHOP/STORE 5.95 x 2.77 (19'6' x 9'1') With power and lighting. DUTCH BARN & FURTHER STONE OUTBUILDINGS To the rear of the property lie a number of useful outbuildings including a dutch barn and stone built former pigsty together with the remains of a further stone building. SERVICES Mains electricity, private drainage, private natural water supply. The property benefits from solid fuel central heating and there is an oil tank situated at the property ready for connection if required. IMPORTANCE NOTICE (D) None of the services, fittings or appliances (if any), heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase. MISREPRESENTATION ACT (D) 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 or Messrs Jones Peckover has the authority to make or give any representation or warranty whatever in relation to this property. VENDORS' SOLICITORS Dylan Edwards of Guthrie Jones & Jones, 5 Stryd y Plassau, Y Bala, LL23 7SW. Tel: 01678 520 428. TOWN & COUNTRY PLANNING (D) 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 Agents to specify them. CONTRACT OF SALE (D) The Contract and Conditions of Sale will be available for inspection at the offices of the Auctioneers, Jones Peckover, 47 Vale Street, Denbigh (Tel: 01745-812127) and the offices of the Vendors Solicitors for the 10 working days prior to the auction sale. They will also be available in the sale room prior to the auction, but they will not be read out at that time. Any queries or questions regarding the contents of the contract and the other documentation must be raised with the Vendors Solicitors or the Auctioneers prior to the sale day and in any event, no later than 2 p.m. on the day of the sale. No questions will be permitted during the course of the auction. PROOF OF IDENTITY - AUCTION (D) 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 license 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."