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" A superb opportunity to acquire a modern Llangollen town house situated within level walk of the town centres facilities. This two bedroom property has the benefit of upvc double glazing and gas central heating throughout in addition to a conservatory, first floor bathroom and ground floor wet room. Situated in a small cul de sac of just eight mews style homes with parking space to the front elevation and garden to the rear. Viewing highly recommended.

2 Tan Y Ddol is constructed of brick under a pitched slate roof. The property is approached over a brick driveway to a part glazed upvc door leading to Entrance Hall Wood flooring, radiator, staircase to first floor landing, telephone point, doors off to Kitchen 2.95m x 2.73m

(9'8' x 8'11') Full range of fitted base and eye level wall units with worktops over. Inset 1 & ? bowl sink and drainer. Tiled effect vinyl flooring, partly tiled surround to walls, 'Hotpoint' fridge freezer, 'Beko' electric oven and four ring ceramic hob. 'Bendex' washing machine. Worcester gas fired boiler. Extractor fan. Living Room 4.87m x 3.36m

(16'0' x 11'0') Radiator, tv point, understairs storage cupboard, coving to ceiling and sliding door to the conservatory. Conservatory 3.26m x 2.43m (10'8' x 8'0') Tiled flooring, partly glazed upvc door to garden. Wet Room 2.31m x 1.85m

(7'7' x 6'1') Suite comprising a mixer shower unit, pedestal wash hand basin, low level flush w.c. Non slip floor covering. Partly tiled surround to walls, velux window, radiator and shaver point. On the First Floor A staircase leads to the first floor landing. Access to a partly boarded loft space via loft ladder with light and power facilities. Doors off to: Bedroom One 3.52m x 3.06m plus 1.80m x 1.49m

(11'7' x 10'0' p Radiator, tv point. Bedroom Two 2.70m x 2.61m

(8'10' x 8'7') Radiator. Bathroom Suite comprising panelled bath with shower over, pedestal wash hand basin and low level flush w.c. Vinyl floor covering. Partly tiled walls, radiator, extractor fan and shaver point. Outside To the rear elevation there is a brick paved patio from the Conservatory leading to lawned gardens which are bordered by a variety of mature shrubs and plants. Timber garden storage shed with light and power. Directions From the centre of Llangollen proceed down Castle Street over the river bridge. At the junction turn left onto Abbey Road. Continue up Abbey Road passing the church on the left and then Tan Y Ddol cul de sac will be observed also on the left hand side. Agents Notes We are advised by the vendors that the property is serviced by mains drainage, water, gas and electricity. VIEW OUR PROPERTIES, MAKE A VIEWING

To view a complete listing of properties available For Sale or To Let please visit us at http://www.bowensonandwatson.co.uk Our site enables you to print full sales and rental particulars, book a viewing and register your requirements on our mailing list. You can also arrange a free Market Appraisal for selling purposes on your property.


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SPECIAL NOTES

We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ to those set out in these sale particulars which are approximate and intended for guidance purposes only. We have not tested any apparatus, equipment, systems or services etc. and cannot confirm that they are in full working order or fit for their purpose. No assumption should be made as to compliance with planning consents, Building Regulations or current usage. Nothing in these particulars is intended to indicate that any carpets or curtains, furnishings or fittings, electrical goods (whether wired or not), gas fires or light fitments, or any other fixtures or fittings not expressively included form part of the property being offered for sale. If a garage is mention please check that it is a suitable size for your requirements. While we endeavour to make our sale details accurate and reliable if there is any point, which is of particular importance to you, please contact our local office who registered the property and we will be pleased to confirm the position for you. "