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" NO ONWARD CHAIN AND STAMP DUTY PAID. A recently modernised and well presented three bedroom semi-detached house offering spacious family sized accommodation located on the periphery of this highly regarded village, with uninterrupted views to the front across The Vale of Clwyd in a westerly direction towards Ruthin and with views to the rear towards Moel Famau. Forming part of this popular village community some 2.5 miles from Ruthin the accommodation affords entrance hall, dining room, lounge, refitted kitchen, rear lobby with cloakroom and WC, large conservatory / utility extension overlooking the rear garden with store room; first floor landing, three bedrooms all with rural views and quality fitted bathroom. Modern oil central heating, uPVC double glazing*, large attached garage/workshop, landscaped rear garden with decked area, large modern summerhouse, greenhouse and variety of fruit trees.

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 9 miles. STAMP DUTY PAID The owners are prepared to pay the purchaser's stamp duty subject to the sale price agreed.. THE ACCOMMODATION COMPRISES The property is approached via the large attached garage with hardwood and glazed door to the gable elevation leading to: ENTRANCE HALL Staircase rising off with enclosed under stairs cupboard. Telephone point, wood grained effect laminate floor covering and panel radiator. Part glazed door leading to: DINING ROOM 3.58m x 2.69m

(11'9' x 8'10') Well lit with a large uPVC double glazed window to the front elevation. Coved ceiling, mahogany coloured wood grained effect floor. Panel radiator. Wide archway leading to: ADJOINING LOUNGE 4.98m x 3.23m (16'4' x 10'7') To include a deep splay bay window with double glazed units and pleasing views across The Vale in a westerly direction. Feature stone effect tiled fireplace and hearth with an open fire grate, matching floor, coved ceiling, two wall light points, TV and satellite aerial point. Two panel radiators. KITCHEN 3.33m x 2.46m

(10'11' x 8'1') Recently refurbished with a quality range of base and wall mounted cupboard and drawers with a light wood effect finish to door and drawer fronts and contrasting stone effect working surfaces. Contemporary stainless steel round bowl sink with matching drainer and mixer tap, inset four ring ceramic hob together with built in double oven with stainless steel extractor hood over. Breakfast bar together with display cabinet above, tiled walls, large window and box panel radiator. Dishwasher. REAR HALL Glazed door leading to conservatory / utility. CLOAKROOM Fitted with a modern white suite comprising vanity unit with bowl and storage cupboard, low level WC, tiled walls and *single glazed window. CONSERVATORY / UTILITY AREA 7.87m x 1.85m

(25'10' x 6'1') A large conservatory room with utility area. Three large uPVC double glazed windows overlooking the rear garden together with matching access doors. Fitted louvred door cupboard with oil fired boiler providing domestic hot water and central heating. Fitted worktop with void and plumbing for washing machine and space for tumble dryer. Red tiled floor throughout with access door leading through to the garage and to an adjoining, approximately 6ft square store room. FIRST FLOOR LANDING Double glazed window. Louvred door airing cupboard with a modern Megastore pressurised hot water tank. BEDROOM ONE 4.57m x 3.25m

(15'0' x 10'8') Large double glazed picture window to the front elevation with splendid westerly views across The Vale. Coved ceiling, telephone point and panel radiator. BEDROOM TWO 3.61m x 2.69m (11'10' x 8'10') Large double glazed window with pleasing westerly views. Coved ceiling and panel radiator. BEDROOM THREE 2.46m x 2.49m

(8'1' x 8'2') Double glazed window with views towards the Clwydian Hills. Coved ceiling, telephone point and panel radiator. BATHROOM 2.54m x 1.37m

(8'4' x 4'6') Fitted with a quality white suite comprising panel bath with combination shower and tap unit, glazed screen and electric shower over, pedestal wash basin and WC. Double glazed window, tiled walls, extractor fan and a white enamelled towel radiator. OUTSIDE The property is approached via a brick paved driveway providing space for parking and thereafter access to: ATTACHED GARAGE 5.31m x 3.86m

(17'5' x 12'8') Personal door to one side with adjoining bi-fold entrance doors which open to a large garage / general store room. Two windows to the gable. Electric light and power installed. FRONT GARDEN The front garden is bounded by a wall with mature lavender hedge, gravelled area and raised bed. REAR GARDEN The rear garden is a particular feature of the house as it has benefited from extensive landscaping with lawned area, ornamental pond together with a variety of maturing fruit trees, and with a pathway leading beyond to a raised timber decked area and a recently built summerhouse. SUMMERHOUSE 3.00m x 3.00m

(9'10' x 9'10') A modern addition which is included in the sale; of timber frame construction with pleasing aspect over the gardens. GREENHOUSE 3.05m approx x 2.44m approx (10'0' appro x x 8'0' An aluminium framed greenhouse and timber framed and panel garden store. WORKSHOP 4.52m x 2.44m

(14'10' x 8'0') A very useful building with electric light and power installed. DIRECTIONS From the Agent's Ruthin Office take the A494 Mold Road proceeding for some 2 miles and on entering the village of Llanbedr Dyffryn Clwyd turn left onto the B5429 Llandyrnog Road, which is directly opposite The Griffin Inn. Continue for approximately one third of a mile and take the second right into Maes Derwen and immediately right again and the property will be found on the left hand side. CAVENDISH SURVEYORS A specialist Survey and Valuation Department providing Home Buyer Surveys and Engineers Reports at reasonable cost.
For full information contact either Gareth Roberts BSc Hons, MRICS or Hugh Evans BSc, MRICS, FNAEA on 0845 4349989. VIEWING By appointment through the Agent's Ruthin Office on 01824 703030.
FLOOR PLANS - included for identification purposes only, not to scale.
HME / JET - 03/01/2012
Amended 12/04/2012 LJ
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