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"A LARGE AND VERSATILE 4 BEDROOM DETACHED HOUSE WITH 3 RECEPTION ROOMS AND LARGE INTEGRAL DOUBLE GARAGE SET WITHIN WELL MAINTAINED AND PRIVATE SOUTH WESTERLY FACING GARDENS TO THE REAR WITH FAR REACHING VIEWS ACROSS THE VALE.

Standing in the heart of this popular residential cul de sac located to the upper part of the village, the house stands in a wide plot with rooms designed to take full advantage of the far reaching views towards Ruthin and The Berwyns. it affords entrance porch, large dining hall with glazed doors opening to the large patio and garden, inner lobby, day lounge, kitchen breakfast room and utility. inner hallway leading to 3 bedrooms and bathroom with sep. w.c.
First floor landing, main lounge with splendid views, bedroom and en suite.

Wide driveway and integral double garage with cloaks & w.c. Open plan lawn garden with access to either side leading to the rear.

Location Llanbedr DC village stands on the western slopes of the Clwydian hills. The area is conveniently placed for access to the nearby market town of Ruthin which provides a wide range of facilities catering for most daily requirements and good road links towards Mold approximately nine miles distant.

The Accommodation Comprises

Porch 1.52m x 1.50m 5 x 4 11 Out built stone faced porch with heather brown tiled step, light point, UPVC double glazed door leading to entrance porch. Glazed Georgian style door with matching panel to side leading to a central dining hall.

Dining Hall 5.49m x 3.96m 18 x 13 An attractive and well lit room with a feature exposed brick wall with wall light points, double glazed Georgian style French windows opening to the south and west facing rear garden with deep canopy, further double glazed window to front, two panelled radiators.





Inner Lobby Staircase rising off, enclosed understairs cupboard.

Day Lounge 5.49m x 3.96m 18 x 13 Designed to take full advantage of the pleasing views with two Georgian style double glazed windows and a matching glazed door leading to the rear patio, feature exposed ceiling beam. Attractive stone faced chimney breast with niche for logs, raised stone hearth and open fire grate, TV point and two panelled radiators.



Kitchen Breakfast Room 5.49m x 3.00m 18 x 9 10 Fitted with a range of base and wall mounted cupboards and drawers with solid oak door and drawer fronts and a peninsular breakfast bar. It has white marble effect working surfaces to include a twin bowl stainless steel sink with mixer tap and drainer, inset four ring AEG electric hob with stainless steel and glass extractor hood above, integrated double oven, void and plumbing for dishwasher, space for fridge, tiled splashbacks, two Georgian style double glazed windows to the front elevation and heather brown tiled floor. Archway to utility room.





Utility Room 2.64m x 2.03m 8 8 x 6 8 Fitted worktop with void and plumbing for washing machine and space for tumble dryer, Worcester oil fired boiler providing heating and hot water, matching flooring, double glazed window, door leading to the integral double garage.

Inner Hall Located off the dining hall, an L shaped hallway with access to roof void, radiator.

Bedroom Two 3.66m x 3.10m 12 x 10 2 Double glazed window with south westerly views, matching double glazed French door leading to the secluded patio, louvre door wardrobe, panelled radiator.

Bedroom Three 3.07m x 3.07m 10 1 x 10 1 Double glazed window to front, louvre door wardrobes with storage cupboards over, panelled radiator.

Bedroom Four 3.07m x 2.16m 10 1 x 7 1 Double glazed window to front, louvre door wardrobe, panelled radiator.

Bathroom 2.59m x 1.55m 8 6 x 5 1 White suite comprising panelled bath, separate walk in shower cubicle with bi fold door and high output shower with tiled walls, vanity with bowl, two thirds tiled walls to a decorative dado, double glazed window, tiled flooring, radiator.

Separate Cloakroom Double glazed window, low level WC.

First Floor Landing Window, radiator.

Main Lounge 5.38m x 3.86m 17 8 x 12 8 Designed to take full advantage of the far reaching views, it has three Georgian style double glazed windows all with views across the vale towards the Berwyns and Snowdonia, feature brick fireplace with heather brown tiled hearth, display niche and shelving to one side, coved ceiling, wall light points, TV point, two panelled radiators.



Bedroom One 5.38m x 2.97m 17 8 x 9 9 Two double glazed windows with aspect across Tan y Bryn towards Moel Fenlli and the Clwydian Hills, fitted wardrobes with locker storage cupboards over, further airing cupboard with lagged cylinder, two panelled radiators.



En Suite Shower Room 2.06m x 1.93m 6 9 x 6 4 Tiled cubicle with door and Mira shower, vanity with bowl and low level WC, two thirds tiled walls to a decorative dado, double glazed window, tiled flooring, radiator.

Outside The property has a wide plot with an extensive lawn with tarmacadam drive to one side providing parking and access to an integral double garage with access to either side leading to the rear. The rear garden is a particular feature of the house as it affords a high degree of privacy with screen hedging, it has a predominately south and westerly direction in terraced form with a secluded and quite sheltered patio area which extends between the French doors to the ground floor lounge and bedroom two, a wide lawn together with flower and shrub borders and steps leading down to a lower lawn. There is a further patio area to the right hand side to the rear of the garage.

Double Garage 5.84m x 4.93m 19 2 x 16 2 Integral double garage with electrically operated up and over door to front, electric light and power installed, cloakroom with low level WC and door leading to utility room.







Directions From the agent s Ruthin office proceed down Market Street and on reaching the roundabout take the third exit onto the A494 Mold Road. Proceed out of town for two miles and on entering Llanbedr DC continue past the church and take the first left turning onto Lon Cae Glas. Follow the lane up the hill turning right into Tan Y Bryn and follow the road to the T junction bearing right and thereafter follow the road around to the left and the property is on the right.

Tenure Believed to be freehold.

Council Tax Denbighshire County Council Tax Band G

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.

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.

Viewing By appointment through the Agent s Ruthin office .

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

HE PMW
Amended JW

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