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" A SUBSTANTIAL INDIVIDUAL DETACHED RESIDENCE PROVIDING WELL PROPORTIONED THREE RECEPTION ROOM / THREE DOUBLE BEDROOM ACCOMMODATION IN A DELIGHTFUL SEMI RURAL HAMLET LOCATION ADJOINING FIELDS AT THE REAR.
This individual detached property was constructed in 1968 and provides extremely well proportioned accommodation extending to approximately 1400 square feet (130 square metres) which is a larger floor area than many four bedroom properties. With solid internal walls throughout, the accommodation briefly comprises a recessed porch; entrance hall with block floor and hardwood staircase leading off with windows to the half-landing; two main reception rooms at the rear overlooking the garden and fields beyond; study; breakfast kitchen with pantry; spacious landing; three double bedrooms (all roughly 12' square) and a four piece bathroom. Outside there is secondary parking and a garage to the front with lawned gardens extending down the right hand side elevation opening to a patio and lawns at the rear with a courtyard to the left hand side elevation, off which there is a series of useful outbuildings. The property is gas centrally heated and enjoys the benefit of cavity wall insulation with white PVCu double glazed windows and matching fascias. NO CHAIN.

LOCATION: The property is situated within the hamlet of Plas Bennion about a mile equidistant between Penycae and Ruabon just off the A539 Ruabon to Llangollen Road. It lies at the centre of a triangle formed by the towns of Wrexham, Oswestry and Llangollen (all approximately 7 miles away). The nearby A483 dual carriageway accesses Chester (18 miles) and the motorway network to the north with Oswestry, Shrewsbury and the M54 to the south. Village amenities in Ruabon include a variety of Shops, both Primary and Secondary Schools, and a Railway Station on the Chester to Shrewsbury line. DIRECTIONS: From Wrexham proceed on the A483 in the direction of Oswestry continuing for approximately four miles until eventually taking the A539 Llangollen exit. At the first roundabout turn right and then continue straight across at the second and third roundabouts towards Llangollen. After about half a mile turn first right towards Penycae. After about half a mile enter Plas Bennion, when the property will be observed as the second on the right hand side. CONSTRUCTED of insulated external cavity walls beneath a tiled roof. THE ACCOMMODATION (with approximate room dimensions) on GROUND FLOOR comprises :- RECESSED PORCH Glazed door and side reveal to: ENTRANCE HALL 3.89m(12'9'') x 2.97m(9'9'') including open-tread hardwood staircase leading off with half-staging. Woodblock floor. Radiator. Single power point. Central heating thermostat. Coved ceiling. Telephone point. STUDY 2.08m(6'10'') x 2.01m(6'7'') Radiator. Single power point. RECEPTION ROOM ONE 4.04m(13'3'') x 3.84m(12'7'') Radiator. Double and single power points. Coved ceiling. Views to rear. Television aerial point. RECEPTION ROOM TWO 4.22m(13'10'') x 3.84m(12'7'') Open living flame coal effect gas fire to a slate fireplace surround. Radiator. Television aerial point. Three double power points. Coved ceiling. BREAKFAST KITCHEN 3.89m(12'9'') x 3.28m(10'9'') Double drainer stainless steel sink unit with adjacent work surface. Glass fronted wall cabinet. Quarry tiled floor. Radiator. Electric cooker point. Extractor fan. Coved ceiling. Radiator. Built-in PANTRY with fitted shelving. ENCLOSED SIDE PORCH. FIRST FLOOR Comprises :- LANDING 3.00m(9'10'') x 2.24m(7'4'') Loft access-point with drop-down ladder to part boarded ATTIC with light and fire alarm. Linen cupboard. Coved ceiling. NO. 1 BEDROOM 3.81m(12'6'') x 3.68m(12'1'') Coved ceiling. Radiator. Double power point. Views over the fields to the rear. NO. 2 BEDROOM 3.89m(12'9'') x 3.84m(12'7'') Two built-in double wardrobes. Airing cupboard. Double power point. Coved ceiling. Views over the fields to the rear. NO. 3 BEDROOM 3.91m(12'10'') x 3.66m(12'0'') Coved ceiling. Double power point. Radiator. BATHROOM 3.68m(12'1'') x 1.98m(6'6'') maximum into shower recess. Fitted four piece white suite comprising a panelled bath, pedestal wash hand basin, close coupled w.c., and shower tray with a mains shower fitting above. Full tiling to the shower area with half-tiling to the residue. Medicine cabinet. Radiator. Extractor fan. OUTSIDE: A gated stoned and flagged drive leads to the GARAGE 5.48m

(18') x 2.74m

(9') fitted with a metal up and over door, electric light and power points. GARDEN: The remainder of the front garden is mainly lawned which extends down the right hand side elevation and the rear where there is a full width flagged PATIO and an aluminium framed GREENHOUSE. Stone storage area to the left hand side with a courtyard, off which there is an attached range of OUTOFFICES including an integral BOILER ROOM accommodating the Ideal Mexico 2 gas fired central heating boiler; a BIN STORE; GARDEN STORES 2.28m (7'6) x 1.19m

(3'11) with light; UTILITY ROOM 2.28m

(7'6) x 2.33m (7'8) with electric light, two double power points and plumbing for a washing machine, and an OUTSIDE W.C. The fenced rear boundary adjoins open fields. Outside light. SERVICES: All mains services are connected subject to statutory regulations. THE CENTRAL HEATING is a conventional radiator system effected by the Ideal Mexico 2 boiler situated in the outside Boiler House. TENURE: Freehold. Vacant Possession on Completion. NO CHAIN. NOTE: The fitted floor and window coverings are to be included at the sale price. VIEWING By prior appointment with the Agents. Telephone 01978 266789. EPC: EPC = D. A full copy of the Energy Performance Certificate (EPC) relating to this property is available electronically upon request by application to sales@kentjones.co.uk. These particulars were prepared following initial inspection of the property and the descriptive comments are the opinion of Kent Jones & Company Estate Agents at that time.
RGJ/P36 FLOOR PLANS:

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