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"An attractive semi-detached period 2/3 bedroomed town cottage of great charm and character, presented to an extremely high standard, together with attractively landscaped rear gardens with patio and parking area, in a sought after edge of village location, within walking distance of the excellent range of local amenities that Overton-on-Dee has to offer.

DESCRIPTION Halls are favoured with instructions to offer Yew Tree Cottage in Overton, for sale by private treaty. Yew Tree Cottage is a most attractively appointed 2/3 bedroomed period town cottage of great charm and character, together with attractively landscaped rear gardens, in a convenient location in this much sought after village. The property, which is presented to an extremely high standard internally, offers versatile and attractively appointed internal accommodation, at present, comprising a ground floor Kitchen/Breakfast Room, Sitting Room, Garden Room/Bedroom 3 and Shower Room, together with 2 first floor bedrooms and a family bathroom. The property has the benefit of gas fired central heating, partial double glazing and is presented for sale with the fitted carpets included in the purchase price. The property is complimented by most attractively landscaped and well presented gardens, including a paved patio area leading on to extensive floral, herbaceous and vegetable borders, all retained by sawn sleepers and interspersed with various slate pathways. There is also a car parking space. The sale of Yew Tree Cottage does, therefore, provide an excellent opportunity to purchase such an interesting and versatile 2/3 bedroomed period town cottage of such character with lovely gardens, in this sought after location within walking distance of the centre of Overton-on-dee. Halls, the sole selling agents, strongly urge an inspection of the property to appreciate the quality both internally and externally. SITUATION Yew Tree Cottage is situated within a short walk of the centre of the popular village of Overton-on-Dee, a well known village having excellent local amenities to include a Primary School, Doctors Surgery, Village Shops and Parish Church to name but a few. Whilst enjoying this popular location the village is still only 7 miles from Wrexham and 5 miles from Ellesmere, both of which, have an excellent range of local shopping, recreational and educational facilities. The county towns of Chester (18 miles) and Shrewsbury (25 miles) are, also, within easy commuting distance, both of which have a more comprehensive range of amenities of all kinds. THE ACCOMMODATION COMPRISES A front entrance door opening in to a: KITCHEN/BREAKFAST ROOM 15'3' x 12'7' (4.65m x 3.84m) With a quarry tiled floor, a 'Villeroy & Bosch' pottery double sink (H&C) with swan necked mixer tap and cupboard below, fitted oak work surfaces to either side with open cupboards below and matching eye level cupboard over, planned space and plumbing for a dishwasher, planned space for an upright fridge/freezer, a wall mounted 'Worcester' gas fired boiler which heats the domestic hot water and central heating radiators with time clock to one side, a painted beamed ceiling, a feature exposed brick fireplace to one wall with inset multi-fuel stove, to one side of which is a fitted 'Smeg' fitted extractor fan with 'Smeg' range style cooker below (both of which can be taken to by separate negotiation if required), with solid oak work surfaces to either side with open shelving below, a secondary glazed window to front elevation overlooking the front gardens with double panelled radiator below, separate partly glazed door to rear gardens, two sets of spotlights on track, window overlooking the rear gardens and door in to a: RECESSED UTILITY CUPBOARD With planned space and plumbing for a washing machine. A door leads from the Kitchen/Breakfast Room in to a: SITTING ROOM 14'5' x 9'3' (plus entry recess) (4.39m x 2.82m

( With solid oak flooring, windows to front and rear elevations (front being secondary glazed), radiator, painted beamed ceiling, recessed fireplace with 'Clearview' wood burning stove on tiled plinth with oak beam over, understairs storage cupboard and door through to a: GARDEN ROOM/BEDROOM THREE 9'2' x 8'9' (2.79m x 2.67m) With a continuation of the solid oak flooring, exposed ceiling timbers, radiator, double glazed double opening French doors with glazed side panels opening out to the gardens and door in to a: SHOWER ROOM With a ceramic tiled floor, a tiled enclosed shower cubicle, low flush WC suite, vanity hand basin (H&C) with shelf below and splash over, ceiling downlighters, ceiling mounted extractor fan and double glazed window overlooking the gardens. N.B: These two rooms would be ideal as a bedroom with en-suite for a relative, teenager/guests etc. The staircase rises from the Sitting Room up to a: FIRST FLOOR LANDING With a fitted carpet as laid, window overlooking the gardens and door in to: BEDROOM ONE 15'3' x 11'8' (max) (4.65m x 3.56m

( max)) With a fitted carpet as laid, double panelled radiator, secondary glazed window to front elevation overlooking the front gardens, further window to rear elevation overlooking the rear gardens, an extensive range of fitted wardrobes and door in to a Walk-In Wardrobe (shared with Bedroom Two), A door leads from the Landing in to a; FAMILY BATHROOM 9'5' x 5'9' (2.87m x 1.75m) With a fitted carpet as laid, a panelled bath (H&C) with mixer tap and shower attachment, low flush wc, pedestal hand basin (H&C) with a tiled splash, double panelled radiator, window to rear elevation overlooking the gardens and door through to: BEDROOM TWO 9'5' x 9'4' (max) (2.87m x 2.84m

( max)) With a fitted carpet as laid, secondary glazed window to front elevation overlooking the front gardens, radiator, inspection hatch to the roof space and a door in to a Walk-In Wardrobe (shared with Bedroom One). THE GARDENS The gardens are a most attractive and unexpected feature of the property and briefly comprise a number of raised floral and herbaceous borders to the front of the property divided by a slated pathway with further tiled path leading from the council maintained roadway through a wrought iron gate to the front door. The main gardens are to the rear of the house and briefly comprise a broken slate patio area directly to the rear of the cottage making a lovely setting for outside dining/sitting etc to the side of which is a covered log store. This area leads on, in turn, to the main area of garden which has been most imaginatively landscaped by provision of a number of raised floral, herbaceous and vegetable borders retained by sawn sleepers making a most attractive feature. There is a further broken slate pathway which leads to a Timber Garden Shed. The gardens are stocked with a wide variety of flowering shrubs, trees and plants and include a number of fruit trees to include Apple, Pear and Greengage and soft fruit bushes to include raspberry, gooseberry and blackcurrent. The rear gardens also include a car parking space. FIXTURES & FITTINGS The fitted carpets are included in the purchase price. The curtains, Smeg range style cooker, the Smeg extractor hood and the Smeg dishwasher can be taken to by separate negotiation, if required. TENURE The property is said to be of freehold tenure and vacant possession will be given on completion of the purchase. SERVICES We understand that the property has the benefit of mains water, gas, electricity and drainage. PLANNING PERMISSION Planning Permission has been granted for the erection of a two storey extension. Plans are available for inspection upon request. LOCAL AUTHORITY Wrexham County Borough Council, The Guildhall, Wrexham, LL11 1AY. Tel - 01978 292000 COUNCIL TAX The property is in Band ' D ' on the Wrexham County Borough Register. The payment for 2012/ 2013 is ?1190.14. VIEWING By appointment through Halls, The Square, Ellesmere, Shropshire. Tel:(01691) 622602. PROPERTY TO SELL? We would be delighted to provide you with a free no obligation market assessment of your existing property. Please contact your local Halls office to make an appointment. MORTGAGE/FINANCIAL ADVICE We are able to recommend a completely independent financial advisor, who is authorised and regulated by the FSA. Details can be provided upon request. DO YOU REQUIRE A SURVEYOR? We are able to recommend a completely independent chartered surveyor. Details can be provided upon request. Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings Ltd, Halls Holdings House, Bowmen Way, Battlefield, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073."