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" NO CHAIN ON THIS PROPERTY!
Reeds Rains are delighted to bring to the market place this charming, village located, two bedroom period cottage enveloped by a lovely colourful and varied garden. Located on the edge of Llay in an elevated position on Singrett Hill the property enjoys an enviable and quite private aspect, the gardens to which in the whole have pleasant views over the open countryside.
Llay is located some four miles from Wrexham where there is a wealth of shops, schools and local amenities. A regular bus service accesses the town and beyond, there is also a railway station and all major road links lie nearby. Locally there is a main supermarket approximately half a mile away.
The property has had significant improvement works carried out by the current owner and has been maintained to a very high standard without spoiling the character and charm it possesses.
Benefitting from off road parking and LPG gas central heating, the property would benefit in particular the first time buyer or those downsizing.
Viewing is therefore highly recommended to appreciate this opportunity, the accommodation to which in brief comprises: Entrance porch through to lounge, in turn giving access to the dining room with a studysitting room to the front. The kitchen is to the rear with an externally accessed utility and on the first floor are the two bedrooms and bathroom.

Outside
Approached via a brick block driveway well illuminated with outside wall lights aiding the steps up to the entrance.
The garden envelopes the house and has a variety of well sited patios enjoying the country views, both decked and astro turfed for ease of maintenance, along with a lawned area, all of which are combined with manicured beds well stocked with colourful flowers and mature shrubs. Additionally there are four separate and varied garden sheds useful for storage.

Entrance Porch
A Georgian style UPVC double glazed door leads in. Built in louvre doored cloaks cupboard opposite. Tiled floor. Original beamed ceiling. Ceiling light point. Georgian style door leads in to:

Lounge
17‘10&quote; x 10‘1&quote; (5.44m x 3.07m)
Georgian style UPVC double glazed bay window to front with radiator below. Multi fuel cast burner recessed on a granite hearth. Laminate wood floor. Beamed ceiling. Further radiator. Two wall light points. Two open archways to:

Dining Room
11‘10&quote; x 7‘2&quote; (3.6m x 2.18m)
Continuation of the laminate wood floor. Eye level Georgian style UPVC double glazed window to side with radiator below. Further beamed ceiling. Ceiling and two wall light points. Ornate beamed opening to:

StudySitting Room
8‘1&quote; x 5‘3&quote; (2.46m x 1.6m)
Georgian style UPVC double glazed bay window to front with radiator below. Laminate wood floor. Beamed ceiling. Ceiling light point.

Kitchen
11‘10&quote; x 7‘10&quote; (3.6m x 2.4m)
Fitted with a modern range of base and wall mounted kitchen units with wood block effect work surfaces over and tiled splashbacks. Integrated fridge and freezer. Stainless steel one and a half sink, drainer and mixer tap under a UPVC double glazed window to the rear. Built in Logik electric oven with Indesit four ring ceramic hob over, under a concealed illuminating extractor hood. Laminate wood floor. Under stairs storage cupboard. Georgian style UPVC double glazed window to side with radiator below. Stable style door exiting to rear. Ceiling downlights.

Rear Utility
8‘ x 4‘2&quote; (2.44m x 1.27m)
Georgian style door leads in. Space and plumbing for a washing machine. Three eye level windows over the rear. Polycarbonate roof. Wood effect floor covering. Outside tap. Wall mounted electric fuse box.

First Floor Landing
Giving access to the two bedrooms and bathroom. Three wall light points and smoke detector.

Bedroom One
11‘9&quote; x 10‘3&quote; (3.58m x 3.12m)
Georgian style UPVC double glazed window to front. Built in double wardrobe. Radiator. Ceiling light point.


Bedroom Two
11‘9&quote; x 7‘1&quote; (3.58m x 2.16m)
Georgian style UPVC double glazed window to front. Ceiling light point.

Bathroom
Fitted with a suite of corner, oval bath with telephone shower attachment, low level WC and pedestal wash hand basin. Built in airing cupboard housing an Alpha gas central heating boiler. Fully tiled walls. Frosted UPVC double glazed window to rear. Heated towel rail. Under roof storage cupboard. Wood effect floor covering. Ceiling downlights.

Directions
From Wrexham proceed up Chester road to the Gresford roundabout bearing right and taking the Gresford turning. Proceed almost into the village and bear left onto Clappers Lane. After a short distance you will descend a steep hill going under the railway bridge then climbing the other side being Singrett Hill. The property, indicated by our for sale board is half way up on the left hand side.



IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

WRE2300975 "