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" A most desirable agricultural smallholding comprising a detached three bedroom house, traditional outbuildings, commercial yard, modern workshop, store shed and garages all of which is set within extensive lawned gardens and approximately 14 acres of agricultural land with access by means of a private drive

Location The property is situated in a most convenient location on the outskirts of Llysfaen adjacent to open countryside and with good access to primary school, local shop and village amenities. The A55 expressway is less than five minutes drive from the property offering excellent access to the North Wales coastal resorts and with further connections to Holyhead, Chester and the North West regions. The property is accessed by means of a private drive and is entirely surrounded within its own land. Description Trawscoed Farm comprises a most desirable agricultural smallholding including a detached three bedroom house set within extensive lawned gardens and with access by means of a private drive from Trawscoed Road. Parking and turning areas are situated to the front on a gravelled drive and there are a range of traditional outbuildings considered suitable for conversion (subject to consent), together with a commercial yard with modern workshop, store shed and garages all of which is set within approximately 14 acres of agricultural land. Accommodation Entrance Porch 2.82m x 1.84m

(9'3' x 6'0') Access door, side window, timber block flooring and exposed timber cladding to ceiling. Reception Hall 4.25m x 3.93m

(13'11' x 12'10' ) Large open plan reception hall with wood panelling and decorative staircase to first floor and featuring wooden block flooring throughout. Cloak Room 2.37m x 0.97m

(7'9' x 3'2') Timber panelled walls and decorative coving and fitted with low level flush WC and wash hand basin. Lounge 10.81m x 4.09m (35'5' x 13'5') Large entertaining/family room having central fireplace with log burning stove on a marble effect hearth and exposed beams to part. Twin aspect windows and solid timber doors. Sun Lounge 8.17m x 4.72m

(26'9' x 15'5') Large open plan conservatory overlooking lawned gardens with full height windows and openings to external areas. Dining Room 3.79m x 3.03m

(12'5' x 9'11') Accessed from kitchen and lounge and featuring rear aspect window and block flooring. Kitchen 3.77m x 3.58m

(12'4' x 11'8') Fitted with a range of timber fitted units comprising base and wall storage cabinets, built in fridge, 1? bowl sink, Belling cooker with extractor over, part glazed display cabinet with further corner unit and wine rack. Corridor to rear access door. Utility Room 2.43m x 2.06m

(7'11' x 6'9') Floor mounted oil fired boiler, plumbing for dishwasher, washing machine and tumble dryer. Double drainer sink unit and storage cupboards. Store Room 2.43m x 1.71m (7'11' x 5'7') Fitted with base and wall storage units and quarry tiled flooring. First Floor Landing 4.27m x 3.89m

(14'0' x 12'9' ) Large open landing area suitable for use as office, study or television lounge with walk in airing cupboard to side. Master Bedroom 7.53m x 4.23m

(24'8' x 13'10' ) Large double bedroom with twin aspect windows and featuring en suite shower room measuring 2.38m x 2.04m providing bath with shower over, WC, wash hand basin, bidet and decorative ceramic tiled walls to part. Bedroom 2 3.78m x 2.75m

(12'4' x 9'0' ) Large single bedroom with rear aspect windows overlooking garden and adjoining agricultural land. Bedroom 3 4.84m x 2.41m

(15'10' x 7'10') Double bedroom with twin aspect windows to front and side. Far reaching views over adjoining areas. Bathroom 3.83m x 1.76m

(12'6' x 5'9' ) Recessed to bath with shower over, bidet, wash hand basin and WC. Decorative tiled walls, shelving, wall mirror and shaving point. Garden Situated around the property are extensive lawned gardens with hard and soft landscaping, together with fruit trees, patios and decorative features including summer house and with further bunded oil storage tank. Gravelled parking areas are situated to the front, all of which are accessed by means of a private drive. Outbuildings Situated away from the residential dwelling is a traditional stone built and slated outbuilding used for general storage and workshop facilities, together with two twin garages and a diesel storage tank. Parking and turning areas are situated to the front and there is a further gated access which leads to a rear yard with open workshop comprising corrugated sheeting on wooden supports. A more recent workshop facility is provided to the side constructed from a steel portal frame with profile metal side and roof sheets and electrically operated roller shutter door. The yard and buildings are screened from the main residence and are set back to allow separate occupation if required. Agricultural Land The agricultural land extending to 14 acres in total surrounds the house and buildings ensuring that that property enjoys high levels of privacy. Tenure The property is offered Freehold with vacant possession of the whole on completion. Services Our enquiries indicate that mains water and electricity services are connected to the property, together with oil fired central heating and private septic tank drainage. The services have not been tested but are understood to function correctly. Council Tax Banding The property is situated in the County of Conwy. Council Tax Band H (information obtained from the Valuation Office Website) Viewing By strict prior appointment with the Agents, Jones Peckover, 61 Market Street, Abergele, Conwy LL22 7AF. Important Notice None of the services, fittings or appliances (if any) heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase. Money Laundering The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport, Photo Driving Licence and a recent Utility Bill. Directions The property can be accessed easily from the A55 expressway or from Dolwen and Betws yn Rhos. Satellite navigation based on the postcode will readily identify the property, however for ease of access we would recommend the following. From the Abergele office continue alongside the castle walls to Llanddulas, taking the second turning at the mini roundabout adjacent to junction 23 of the A55. Turn left immediately before the underpass and continue for approximately half a mile, turning left signposted Llysfaen. Continue up the hill and at the crossroads turn right and at the next junction turn left onto Dolwen Road. Continue past the school on the left for approximately 500 yards and Trawscoed Road will be seen on the left hand side. Continue along the road for a further distance of 250m and the property will be identified by means of its name plate on the left. "