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"A four bedroomed, beautifully proportioned family home set in close to an acre of lovingly landscaped gardens and grounds within the village of Pontrhydfendigaid. The accommodation is both spacious and practical, boasting two reception rooms and four double sized bedrooms, plus three bath shower rooms, utility, conservatory and of course, kitchen, whilst outside there is a large formal lawn and to the rear the gardens seem to go on and on, creating an adventure playground for all age groups. The village is on the doorstep of the Cambrian mountains around 15 miles from the university town of Aberystwyth and the property itself is located close to the much vaunted Strata Florida Abbey, the site of an historic 12th century Cistercian abbey.

Construction
The property is of traditional cavity construction with rendered elevations under a tiled roof. Full PVCU double glazed windows

Accommodation Comprises
The property is entered via PVCu double glazed doors to

Entrance Hall and Inner Hallway
Built in cloaks closet also housing electric consumer unit. Power point. Telephone point. Double panelled radiator. Doors off to

Sitting Room 13 6" 4.11m x 14 10" 4.52m
Double glazed windows to front and side elevations. Range of power points. TV point. Panelled radiator. Inset fireplace with marble effect tiled hearth and display mantle

Kitchen 13 8" 4.17m x 9 3" 2.82m
Double glazed window to rear elevation overlooking rear garden. Range of base and eye level units with fitted work surfaces over. Integrated dishwasher. Eye level integrated electric fan assisted double oven and grill. Fitted five burner gas hob in stainless steel with matching extractor canopy over. One and an half bowl, single drainer, stainless steel sink unit. Complementary ceramic wall tiling. Range of power points.
Door to

Utility 9 3" 2.82m x 5 8" 1.73m
Double glazed window to rear elevation. Space and plumbing for washing machine. Fitted work top with base units below. Panelled radiator. Ceiling hatch to eaves storage. Wall mounted Vailiant boiler providing domestic hot water and central heating.
Sliding door to

Shower Room
Opaque double glazed window to side elevation. Suite comprising corner wash hand basin, wc and shower cubicle

Bedroom Three 13 3" 4.04m x 9 2" 2.79m
Double glazed window to front elevation looking over front garden. Range of power points. TV point. Double panelled radiator.

Bedroom Two 13 1" 3.99m x 11 3" 3.43m Max
Double glazed PVCu windows to front and side elevations. Range of power points. Double panelled radiator.

Bedroom One 13 1" 3.99m x 11 3" 3.43m Max
Double glazed PVCu windows to rear and side elevations. Range of power points. Telephone point. TV point. Double panelled radiator.

Bathroom 9 2" 2.79m x 7 0" 2.13m
Opaque double glazed PVCu window to rear elevation. Pair of pine louvre doors to warming cupboard with panelled radiator. Suite comprising low flush wc, pedestal wash hand basin and walk in shower enclosure with electric shower unit. Half tiled walls. Panelled radiator

Dining Room 13 7" 4.14m x 11 7" 3.53m
Double glazed PVCu window to side elevation. Two double panelled radiators. Power points.

Stair rising to first floor to .

Open Landing Recreation area 10 3" 3.12m x 18 2" 5.54m Max
Vaulted ceilings. Double glazed Velux windows to front and rear elevations. Power points. Telephone point. TV point.
Doors to

Bedroom Four 10 4" 3.15m x 22 10" 6.96m Max
Vaulted ceilings. Double glazed Velux window. Double glazed PVCu window to side elevation. Power points. Double panelled radiator. Built in closet

Bathroom 10 2" 3.1m x 8 4" 2.54m
Vaulted ceiling. Double glazed Velux window to rear elevation. Suite comprising pedestal wash hand basin, eco flush wc and panelled P bath having electric shower over. Ceramic wall tiles to water sensitive areas. Access to eaves storage

Outside
The property is approached through timber gate with drive then leading to the front and side of the house. The large front garden is laid almost entirely to lawn featuring signature trees, shrubs and hedging to perimeters plus there is a slightly raised patio to the front to the house. The gardens continue along both sides to the rear, where there is a further patio seating area and again a large garden laid primarily to lawn,with timber pergola and segmented by a range of shrubs and various trees. The driveway continues down one side and sweeps around to the garage having a lean to glazed garden potting room, whilst there is a separate glazed greenhouse. Beyond this the grounds extend to a large area of natural garden featuring a range of shrubs and flora, with a host of trees to the perimeters.

Detached Garage 15 10" 4.83m x 10 5" 3.18m
Up and over door to front elevation. Door to side elevation. Window to rear elevation. Power and light

Services
We are advised that mains electricity, water and drainage are connected
LPG central heating

Council Tax Band E

AML REGULATIONS
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include Passport Photo Driving Licence and a recent Utility Bill..

IMPORTANT INFORMATION
Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER





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Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only."