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"An exceptional four bedroom detached country property occupying a peaceful rural setting amidst beautiful rolling countryside about 0.5 mile from Llansannan village and 10 miles west of Denbigh. Greatly extended and refurbished to a high standard by the present owners approximately 12 years ago to provide a well appointed family home retained original features whilst incorporating modern fittings. The immaculately presented accommodation in brief comprises covered front entrance, reception hall, living room with feature central stone fireplace with multi fuel stove, inner hallway with original range fireplace, a spacious kitchen dining room with extensive range of units and access to the garden, utility room and wet floor shower room. First floor landing, bedroom one with modern ensuite, three further bedrooms and a well specified family bathroom. Other features include oak and solid pine interior doors, wood grain effect uPVC double glazed windows and an oil fired central heating system. Ample parking for several cars, space for the erection of a garage subject to any necessary consent and informal lawned gardens with views over the surrounding countryside. The whole extends to approximately 0.21 acre. Viewing highly recommended.

Location Vale View stands along a minor lane on the outskirts of this popular village community which has a local shop post office serving daily needs, an inn and primary school. Whilst enjoying the benefits of a rural setting the local towns of Denbigh approximately 10 miles via A544 and Abergele, also 10 miles, provide a more comprehensive range of shops, secondary schools and leisure facilities. The A55 Expressway at Abergele provides ease of access along the North Wales coast and interlinking the Motorway network beyond.

The Accommodation Comprises

Front Entrance Front entrance with supporting oak pillars upon stone plinths with wood panelled front door and double glazed panels to either side to entrance hall.

Entrance Hall 1.83m x 1.32m plus recess into door 6 0 x 4 3 p Slate tiled floor, radiator and oak interior doors leading to the ground floor reception rooms either side.

Living Room 6.96m x 3.61m extending to 4.11m max overall 22 1 A spacious room divided into two parts with a central stone fireplace with oak beams and freestanding multifuel stove upon a slate hearth with back boiler interconnected into the central heating system. Two double glazed windows to the front elevation with deep oak sills and and rural views, and further feature circular double glazed window to the side gable. Exposed beams to part, two panelled radiators, three wall light points and TV aerial point.





Inner Hallway 3.61m max x 3.61m 11 10 max x 11 10 Oak spindled staircase to the first floor with feature spindles and storage cupboard beneath, tiled floor, double glazed window to the front aspect with deep oak sill, telephone point, radiator and original range with open fire grate not in use , ovens and tiled hearth.



Rear Hallway Tiled floor, radiator and steps down to the kitchen diner.

Kitchen Diner 6.96m x 4.37m overall 22 10 x 14 4 overall A spacious open plan room with double glazed windows to three aspects with views over the gardens and across surrounding countryside. Matching French doors to the side gable lead out onto the patio. The kitchen is fitted with a comprehensive range of cream fronted base and wall units with antique style handles and solid oak work surfaces. Glazed display cabinets, white enamel style sink unit with mixer tap, tiled splashback, LPG Rangemaster stove, dishwasher and fridge freezer. Tiled floor, radiator and recessed ceiling lighting.







Utility Room 2.72m x 1.60m 8 11 x 5 3 Oak fronted base cupboards and drawers with solid granite worktop with white enamel sink unit and mixer tap. Freestanding oil fired boiler, tiled floor, double glazed window, solid oak exterior door, radiator, plumbing for washing machine and internal door to shower room.



Shower Room 2.72m x 1.12m 8 11 x 3 8 A wet floor shower room with fully tiled walls comprising tiled shower area with shower unit with handset, feature circular wash basin with mixer tap and low flush WC. Chrome towel radiator, extractor fan and double glazed window with frosted glass.

Landing An L shaped, split level landing with two double glazed windows to the rear elevation, two radiators and further double glazed window to the front.

Bedroom One 4.39m x 3.91m 14 5 x 12 10 A spacious and well lit room with double glazed windows to three aspects with lovely views over the surrounding countryside, shaped ceiling with exposed beams and radiator.



En Suite 3.20m x 1.07m 10 6 x 3 6 A modern en suite shower room with large tiled shower enclosure with sliding screen and electric shower, contemporary wash hand basin with mixer tap and low flush WC. Feature part tiled walls, tiled floor, chrome towel radiator and double glazed window.

Bedroom Two 3.91m x 3.63m 12 10 x 11 11 Double glazed dormer window to the front and radiator.

Bedroom Three 3.02m x 2.92m 9 11 x 9 7 Double glazed window to the side elevation with views and radiator.

Bedroom Four 2.92m x 2.67m 9 7 x 8 9 Double glazed dormer window to the front with views, loft access, radiator and airing cupboard.

Family Bathroom 3.10m x 1.80m 10 2 x 5 11 Fitted with a traditional suite comprising freestanding oval shaped bath with exposed claw feet and mixer shower tap, ornate wash basin and low flush WC. Part tiled walls, chrome towel radiator, slate style tiled floor, recessed ceiling lighting and double glazed window.

Outside The property is approached via a gravelled entrance which extends to the front of the property affording ample parking for several cars. Ample space for the erection of a garage, subject to any necessary planning consent.

Gardens Informal lawned gardens to the front and side of the property with established hedging to the boundaries and views over the surrounding countryside. Flagged pathways extend across the front and side elevation of the property with further storage areas to the rear with log store, timber garden shed and oil tank.







Agents Notes Private drainage.

Directions From Denbigh take the A543 Pentrefoelas road proceeding through the village of Groes and continue to Bylchau, turning right onto the A544, signposted for Llansannan. Follow the road for a further 4 miles and on reaching the outskirts of the village take the right turn signposted for Henllan B5382 . After a short distance take the first right turning, following the lane up the hill, whereupon the property will be found on the right hand side.

Tenure Understood to be Freehold

Council Tax Conwy Tax Band F

Material Information Report The Material Information Report for this property can be viewed on the listing. Alternatively, a copy can be requested from our office which will be sent via email.

Extra Services Mortgage referrals, conveyancing referral and surveying referrals will be offered by Cavendish Estate Agents. If a buyer or seller should proceed with any of these services then a commission fee will be paid to Cavendish Estate Agents Ltd upon completion.

Anti Money Laundering Regulations Intending purchasers will be asked to produce identification documentation before we can confirm the sale in writing. There is an administration charge of £30.00 per person payable by buyers and sellers, as we must electronically verify the identity of all in order to satisfy Government requirements regarding customer due diligence. We would ask for your co operation in order that there will be no delay in agreeing the sale.

Viewing By appointment through the Agent s Mold Office .

FLOOR PLANS included for identification purposes only, not to scale.

DW PMW

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