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" A LINK DETACHED THREE BEDROOM FAMILY HOME WITH GARAGE AND CONSERVATORY EXTENSION IN A CUL-DE-SAC LOCATION ON THE FRINGE OF THE VILLAGE CONVENIENT TO THE A483. This property was built in 2005 by Gower Homes, local NHBC Registered Builders, and is covered by the balance of a 10 year Warranty. It is pleasantly elevated above the roadway and comprises a canopy porch; entrance hall; cloakroom; dining kitchen with maple fronted units, built-under electric double oven and inset gas hob; lounge with oak laminate floor, plasma style pebble effect fire and patio doors to the brick and PVCu double glazed conservatory with direct access to the garage. Upstairs the three bedrooms are serviced by a four piece white bathroom including separate shower. Central heating is from a Worcester gas combi boiler and double glazing is installed. Outside there is an open plan front garden, double length side drive and safely enclosed terraced rear with lawn and seating areas on two levels. Ruabon 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 (18m) and the motorway network to the north with Oswestry, Shrewsbury and the M54 to the south. Village amenities include a variety of Shops, Hostelries, Medical Centre, both Primary and Secondary Schools, and a Railway Station on the Chester to Shrewsbury line.

DIRECTIONS: Exit the A483 junction 2 signposted B5426 Bangor on Dee and the Plassey. At the exit slip road turn towards Johnstown and then turn first left signposted Ruabon. Continue until entering the speed restriction signs and at the first roundabout turn left. Turn first right into Blackbrook Drive and then continue, when the property will eventually be observed on the right hand side about fifty yards after the green on the left. CONSTRUCTED of brick-faced external cavity walls under a tiled roof. THE ACCOMMODATION (with approximate room dimensions) on GROUND FLOOR comprises :- CANOPY PORCH to: ENTRANCE HALL 5.11m(16'9'') x 1.83m(6'0'') maximum including staircase leading off with storage cupboard beneath. Door-chimes. Central heating thermostat. Single power point. Radiator. CLOAKROOM 1.60m(5'3'') x 0.79m(2'7'') Fitted two piece white suite comprising a wall mounted wash hand basin with tiled splash-back and a dual flush close coupled w.c. Radiator. DINING KITCHEN 5.11m(16'9'') x 2.39m(7'10'') The Kitchen Area is fitted with maple finished units including a single drainer one-and-a-half-bowl composite sink inset into a range of four-doored base units including two corner cabinets, one drawer pack and extended work surfaces, beneath which there is plumbing for an automatic washing machine, space for a fridge, and a built-under electric double oven. Inset gas hob with a chimney-style extractor hood above set between a total of five-doored suspended wall units. Matching boiler cupboard accommodating the Worcester combination gas fired boiler. Ceramic tiled splash-back. Part sealed unit double glazed external door to side drive. Radiator. Electric cooker point and four double power points exposed with concealed spurs for appliances. Two pendant light points. LOUNGE 4.42m(14'6'') x 3.40m(11'2'') Remote controlled wall mounted plasma-style living flame pebble electric fire. Radiator. Oak finished laminate floor. Three double power points. Telephone point. Television and satellite aerial points. Patio doors to: CONSERVATORY 4.27m(14'0'') x 2.21m(7'3'') Of PVCu framed sealed unit double glazed construction over a cavity brick plinth. Oak finished laminate flooring. Double power point. Personal door to Garage. French windows to rear garden. FIRST FLOOR Comprises :- LANDING Linen cupboard with fitted shelving. Loft access-point. Single power point. Light maple flush panel finished doors leading off to: NO. 1 BEDROOM 4.42m(14'6'') x 2.62m(8'7'') Radiator. Two double power points. NO. 2 BEDROOM 4.14m(13'7'') x 2.34m(7'8'') Radiator. Two double power points. NO. 3 BEDROOM 3.05m(10'0'') x 1.98m(6'6'') maximum including built-in cupboard over stairs. Radiator. Two double power points. Telephone point. BATHROOM 2.49m(8'2'') x 2.31m(7'7'') maximum Fitted four piece white suite comprising a recessed shower tray with folding screen door and mains shower fitting, panelled bath with shower mixer tap attachment, pedestal wash hand basin, and dual flush close coupled w.c. Part tiled walls. Ceramic tiled floor. Inset ceiling lighting. Extractor fan. Chrome ladder radiator. Electric shaver point. OUTSIDE: Lawned front garden with coloured gravel covered shrubbery bed to the pavement. Double length side tarmac drive to the attached GARAGE 5.00m

(16'5) x 2.74m

(9') fitted with a metal up and over door, electric light and double power point, and personal door to the Conservatory at the rear. At the rear there are gravelled and decked SEATING AREAS with a flight of ten steps leading up to an enclosed lawned garden with raised beds. SERVICES: All mains services are connected subject to statutory regulations. THE CENTRAL HEATING is a conventional radiator system effected by the Worcester combination boiler situated in the Dining Kitchen. The property is wired for a BT telephone system. TENURE: Freehold. Vacant Possession on Completion. NOTE: Certain fitted floor and window coverings are available by negotiation. VIEWING: By prior appointment with the Agents. COUNCIL TAX BAND: The property is valued in Band D. 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/P245 FLOOR PLANS:
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