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" A cottage of charm and character occupying a semi rural location on the outskirts of the sought-after village of Caerwys.
The property has recently undergone a programme of updating and renovation and now provides spacious and well appointed three bedroomed accommodation together with recently fitted kitchen and bathroom, uPVC double glazing and gas fired central heating.
There are established cottage-style gardens to the front together with an additional piece of ground to the side of the property ideally suited to provide ancillary parking or garaging and to the rear is a detached garage.


AGENT'S REMAKRS An excellent opportunity to purchase a semi rural property of charm and character occupying a convenient location on the outskirts of the village of Caerwys. Having recently undergone a programme or renovation and updating, the accommodation now provides lounge, recently fitted kitchen with ample dining area and separate utility room, downstairs cloaks, large conservatory, three first floor bedrooms and family bathroom. SITUATION Llyfanod occupies a convenient yet semi rural location close to the hamlet of Babell and on the outskirts of the popular village of Caerwys. The area is surrounded by totally unspoilt countryside yet most conveniently located for easy access to the A55 Expressway. Caerwys itself offers excellent local amenities with a selection of convenience stores, pubs and primary school education. The accompanying plan shows the position of the property in relation to Babell, Caerwys and the A55 Expressway. GROUND FLOOR ACCOMMODATION ENCLOSED ENTRANCE PORCH With tiled flooring, outside lighting, original timber and glazed door leading to:- KITCHEN/DINING ROOM 5.75m(18'10'') maximum x 3.57m(11'9'') Newly fitted with a comprehensive range of base and eye level units with ample working surfaces over and tiled splashbacks. Inset stainless steel sink unit with mixer tap, integrated fridge/freezer, Leisure cooking range with double electric oven and grill with five ring gas hob and extractor hood over. Tiled flooring, inset spotlighting, two radiators. Access to the separate utility room. LOUNGE 6.26m(20'6'') into bay x 3.36m(11'0'') With centrally situated timber and tiled fireplace housing an open fire on a raised slabbed hearth. Timber flooring, inset spotlighting and wall light point, two radiators. Access to:-
CONSERVATORY 4.45m(14'7'') x 3.08m(10'1'') With laminate flooring, radiator, external door. UTILITY ROOM Accessed from the kitchen and fitted with a coordinating range of base and eye level units, plumbing for washing machine, void for dryer, tiled flooring, wall mounted Worcester central heating boiler. Access to:- INNER HALL With staircase to the first floor and access to the Conservatory and access also to:- GROUND FLOOR CLOAKROOM Having low flush wc with concealed cystern, wash hand basin, tiled flooring, half tiled walls, extractor fan, heated towel rail. FIRST FLOOR ACCOMMODATION LANDING With exposed timbers. BEDROOM 1 3.65m(12'0'') x 2.72m(8'11'') To front elevation and having double glazed window with deep sill together with double glazed skylight, exposed timbers, radiator, loft access hatch. BEDROOM 2 3.63m(11'11'') x 2.68m(8'9'') Again to the front elevation with double glazed window and double glazed skylight, central heating radiator. BEDROOM 3 2.67m(8'9'') x 2.60m(8'6'') Ceiling beam, radiator. BATHROOM Having panelled bath with shower over, pedestal wash hand basin and low flush wc. Heated towel rail, radiator, shaver point, tiled flooring, part tiled walls, double glazed skylight, ceiling beam. OUTSIDE GARDENS Cottage style gardens to the front of the property stocked with an excellent variety of mature trees, shrubs and flowering plants. There is an additional area to the side of the property which is at present grassed and accommodates the septic tank and which would lend itself ideal for a number of uses. To the rear of the property is a paved, chipped and lawned area giving access to:-
DETACHED GARAGE With timber doors. SERVICES Mains water and electricity, private drainage. VIEWING Strictly by appointment with the agents, Jones Peckover, Denbigh Office: Tel: (01745) 812127. IMPORTANT NOTICE None of the services, fittings or appliances (if any), heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase. MISREPRESENTATION ACT Messrs Jones Peckover for themselves and for the vendors or lessors of this property whose agents they are give notice that:- 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of an offer or contract. 2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment or Messrs Jones Peckover has the authority to make or give any representation or warranty whatever in relation to this property. EPC
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