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" A deceptively spacious detached cottage situated close to the Llangollen branch of the Shropshire Union Canal and the River Dee approximately 1.5 miles away from the centre of the town and its wide range of amenities. The property is oil centrally heated and offers flexible accommodation comprising long reception hall, fitted kitchen with utility off and large lounge with beamed ceiling, main staircase to landing with two bedrooms and two bathrooms. Second staircase to additional living room or spacious third bedroom. Outbuilding with potential for conversion comprising large and small store. Viewing recommended.

DIRECTIONS
From the centre of Llangollen proceed down Castle Street (the main shopping street) passing over the Dee Bridge and at the junction turn left on to Abbey Road out towards the Horseshoe Pass. Leave the town passing the entrance to the Motor Museum on the left when the property will be approached on the left hand side just before the left hand turning to Llantysilio. There is a parking bay in front of the property on the roadside.

ENTRANCE HALL - 25' 1'' x 5' 11'' (7.64m x 1.80m)
Approached through a solid entrance door. Secondary double glazed windows, external door to rear garden, steps off to second Living Room/No. 3 Bedroom - see later.

BREAKFAST KITCHEN - 12' 5'' x 12' 2'' (3.78m x 3.71m)
Fitted with a range of laminate fronted units having timber finishings comprising stainless steel single drainer sink unit set into a range of base cupboards having matching suspended wall cabinets including glazed display cabinets. Matching drawer pack, oak effect topped work surfaces with tiled surround. Space for cooker, space and plumbing for dishwasher. Floor mounted oil fired central heating boiler, radiator.

UTILITY - 8' 0'' x 5' 8'' (2.44m x 1.73m)
Space for fridge/freezer, space and plumbing for automatic washing machine, quarry tiled floor.

LOUNGE - 14' 11'' x 14' 10'' (4.54m x 4.52m)
Exposed beamed effect to ceiling, heavy beam lintel over fireplace, TV aerial point, stairs off, radiator, secondary double glazed windows. Staircase off to:

LANDING
Steps down to back door.

NO. 1 BEDROOM - 12' 4'' x 12' 6'' (3.76m x 3.81m)
Two double glazed windows, a fitted full length range of sliding door mirror fronted wardrobes, radiator, archway to:

EN SUITE SHOWER ROOM - 9' 2'' x 6' 5'' (2.79m x 1.95m)
Fitted with three piece suite comprising low level WC, vanity wash hand basin and shower tray having instant heat electric shower fitted above. Full tiling to shower area.

NO. 2 BEDROOM - 15' 4'' x 15' 2'' (4.67m x 4.62m)
Two double glazed windows, two radiators, part exposed ceiling timbers including roof truss and purlin, fitted vanity wash hand basin, period style fireplace.

BATHROOM - 10' 6'' x 7' 2'' (3.20m x 2.18m)
Fitted with three piece white suite comprising low level WC, enamel panelled bath and pedestal wash hand basin. Part tiled walls, radiator, airing cupboard containing hot water cylinder.From the Reception Hallway there are steps up to an additional:

LIVING ROOM/NO. 3 BEDROOM - 18' 1'' x 15' 2'' (5.51m x 4.62m)
Double glazed window, second double glazed window, part exposed roof trusses, radiator.

OUTSIDE
Beyond the Covered Porch there is a lawned garden having flower and shrub borders and specimen trees. The rear garden enjoys outlooks towards Castell Dinas Bran. To the remaining elevation there is an enclosed courtyard with pedestrian gate from the roadway and crazy paved pathway leading to the main entrance door. There are steps down to the Outbuilding/Store.

COVERED PORCH - 9' 7'' x 6' 1'' (2.92m x 1.85m)
With quarry tiled floor having garden store off.

OUTBUILDING/STORE - 15' 4'' x 12' 4'' (4.67m x 3.76m)
With fitted shelving and wash basin and having Store Room off.

STORE ROOM - 10' 9'' x 5' 5'' (3.27m x 1.65m)
With power and light connected.

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