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" A four double bedroomed detached family home with two reception rooms situated in a favoured cul de sac setting in the village of Llanellen just three miles from the centre of Abergavenny.

Introduction
A four double bedroomed detached family home with two reception rooms situated in a favoured cul de sac setting in the village of Llanellen just three miles from the centre of Abergavenny.

Situation and Local Amenities
The village of Llanellen is enviably located amidst the picturesque landscape of Monmouthshire within the beautiful Vale of Usk, close to the Brecon and Monmouthshire Canal. The majestic mountain ranges of the nearby Brecon Beacons and Black Mountains are part of a designated National Park that boasts a varied and excellent range of outdoor pursuits including walking, hiking, fishing, sailing, cycling, pony trekking and hang-gliding. In addition there is a nearby golf course and in Abergavenny, a cricket club, tennis club, bowls and public leisure centre with swimming pool. The town is well renowned for its diverse range of high quality country restaurants and pubs. The village is served by a local bus which provides a link to the town and schools for all ages, including private schooling facilities in Monmouth, Brecon and Chepstow. The village lies only a short distance from the A40 and A465 link roads which in turn provide excellent road access to the motorway network of the M4 and M5. Abergavenny has the benefit of a main line railway station with connections to Newport, Cardiff, and London and also to the north via Crewe.

Entrance Porch
Sealed unit double glazed entrance door with sealed unit double glazed windows to all sides, wall light point, and tiled floor. A sealed unit double glazed door with inset obscure glazed pane and matching side panel opens into:

Entrance Hallway
Double glazed velux window to the front aspect set into a vaulted ceiling providing additional storage space, inset spotlights to the ceiling, mains wired ceiling mounted smoke alarm, radiator with thermostatic radiator valve, central heating thermostat, laminate floor covering, return staircase to the first floor, study area to the understairs recess, hall cupboard with lighting providing a useful cloaks storage space and housing the electricity consumer unit.

Ground Floor Cloakroom
Sealed unit double glazed window with obscure pane to the front aspect, low level WC, wall mounted wash hand basin, inset spot lights to the ceiling, coved ceiling, radiator with thermostatic radiator valve, laminate flooring, panelled door.

Living Room - 19' 8'' x 13' 5'' (5.99m x 4.09m)
19' 8" (5.99m) x 13' 5" (4.08m) a spacious room with sealed unit double glazed windows to the front aspect with a wooden sill, coved ceiling, inset spot lights to the ceiling with dimmer switch, fireplace with wooden mantle surround and a marble tiled hearth housing an electric fire within. Two radiators with thermostatic radiator valves, glazed courtesy window to the hallway, television aerial point, laminate floor, panelled door. A square open archway leads to:

Dining Room - 12' 0'' x 9' 8'' (3.65m x 2.94m)
12' 0" (3.66m) x 9' 8" (2.94m) sealed unit double glazed French doors opening out onto the patio and rear garden, coved ceiling, inset spot lights to the ceiling with dimmer switch, radiator with thermostatic radiator valve, laminate floor covering, partly glazed panelled door to the kitchen/breakfast room.

Kitchen/Breakfast Room - 16' 1'' x 9' 8'' (4.90m x 2.94m)
16' 1" (4.90m) x 9' 8" (2.94m) the kitchen is fitted with a range of wall and base level units in a wooden shaker style to include various drawers and storage cupboards incorporating corner display shelving, cookery book shelving and a tall larder cupboard. Laminate worktop with tiled splashback surrounds, inset one and half bowl stainless steel sink unit with mixer tap, inset four ring gas hob with extractor hood above, inbuilt fan assisted double oven with grill. Two sealed unit double glazed windows to the rear aspect overlooking the garden, coved ceiling, inset spotlights to the ceiling, tiled floor, radiator with thermostatic radiator valve, larder cupboard with shelving within, partly glazed door to the hallway.

Utility Room - 7' 11'' x 7' 11'' (2.41m x 2.41m)
7' 11" (2.41m) x 7' 11" (2.41m) sealed unit double glazed windows to the rear aspect, deep wooden worktop, space and plumbing for washing machine, space for larder fridge, space for chest freezer, wall mounted Vaillant gas central heating boiler, vaulted timber ceiling providing additional storage with double glazed velux window and inset spotlights, sealed unit double glazed door to the rear garden, tiled floor.

Landing
Sealed unit double glazed window to the side aspect with wooden sill, inset spot lights to the ceiling, mains wired ceiling mounted smoke alarm, loft hatch access, radiator, airing cupboard with shelving within, radiator.

Bedroom 1 - 13' 0'' x 10' 3'' (3.96m x 3.12m)
13' (3.96m) x 10' 3" (3.12m) sealed unit double glazed window to the front aspect, pendant light to the ceiling, inbuilt wardrobes to one wall with sliding mirrored doors, recessed storage space with hanging rail and shelving within, radiator, panelled door.

Bedroom 2 - 13' 6'' x 9' 9'' (4.11m x 2.97m)
13' 6" (4.11m) x 9' 9" (2.97m) sealed unit double glazed window to the front aspect, pendant light to the ceiling, wash hand basin set into vanity storage unit, inbuilt wardrobes, radiator and panelled door.

Bedroom 3 - 11' 11'' x 9' 9'' (3.63m x 2.97m)
11' 11" (3.63m) x 9' 9" (2.97m) sealed unit double glazed window to the rear aspect overlooking the garden, pendant light to the ceiling, radiator and panelled door.

Bedroom Four
9' 11" (3.02m) x 9' 9" (2.97m) sealed unit double glazed window to the rear aspect overlooking the garden, pendant light to the ceiling, radiator, panelled door.

Bathroom
Fitted with a white suite to include an acrylic panelled bath with mixer tape and overhead shower attachment with glass shower screen, wash hand basin set into vanity storage unit, low level WC, radiator with towel warming rail, sealed unit doubled glazed window to the rear aspect with obscure glass pane, partly tiled walls, vinyl floor covering.

Front
The property is set back from the roadside and is approached by a tarmacadam driveway providing off street parking for several vehicles. The remainder of the garden is mainly laid to lawn and incorporates well stocked herbaceous shrubbery borders. The driveway leads to Attached Garage: 27' 6" (8.38m) x 8' 8" (2.64m) up and over door, lighting, power, loft space, gas meter.

Rear Garden
A riven paved patio immediately adjoins the back of the house with ample room for a table and chairs. The garden is mainly laid to lawn and is enclosed at the boundaries by a mixture of closed boarded fencing, mature hedging and an attractive brick wall, outside water tap, gated access to the front.

Services
ServicesMains electricity, gas, water and drainage.Council TaxBand F £1819.85 (2014/15)Monmouthshire County CouncilTenureWe are informed the property is Freehold. Intending purchasers should make their own enquiries via their solicitors.

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