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" An exciting opportunity for somebody to put their own stamp on this lovely semi detached property situated in the village of Pontyates. It will require some modernisation to bring it up to current standards. So whether you are looking for an investment property or maybe a first time buyer this could be the property for you . The property briefly comprises: three bedrooms, two reception rooms, kitchen/diner, family bathroom. Externally: large enclosed rear garden with outbuildings. The property also benefits from PVCu double glazing. EPC Rating: F

Location The village of Pontyates offers a local garage, its own fire and rescue station, two bilingual primary schools, a post office, a fish and chip shop, public houses, a barbers and places of worship. The village is situated on the banks of the Gwendraeth Fawr river. It sits adjacent to the B4309 that runs between the towns of Carmarthen and Llanelli which are both about 10 miles from the village. The village is primarily Welsh-speaking. Pontyates is set in a rural area which hosts impressive views of the surrounding valleys from the top of the hill. It is known to have two sides to the village, the Carmarthen side and the Llanelli side, known locally as 'pentre hyn' (this village) and 'pentre draw' (that village), depending on which side the speaker stands. Hallway 2.95m x 2.08m

(9'08 x 6'10) PVCu door to enter, stairs to first floor. Reception Room 3.61m x 4.37m

(11'10 x 14'04) Picture rail, PVCu double glazed window to front, victorian cast iron fireplace with wooden surround and tiled hearth Reception Room Kitchen 4.67m x 2.39m

(15'04 x 7'10) PVCu double glazed window to rear, coal range fireplace with tiled surround and hearth, stainless steel sink with matching base unit, part tiled wall,PVCu door to access rear Kitchen Pantry 1.27m x 1.88m

(into stairs) (4'02 x 6'02 (into sta Shelving Lounge 3.15m x 3.89m

(10'04 x 12'09) PVCu double glazed window to rear, Parkray coal fire with tiled surround and hearth First Floor Bathroom 3.12m x 2.41m

(10'03 x 7'11) PVCu double glazed window with obscured glass to rear, access to loft space, built in storage with shelving, part tiled walls, panelled bath, low level w/c, pedestal wash hand basin with tiled back-splash Bedroom One 2.57m x 0.84m

( l shaped room) (8'5' x 2'9' ( l sh PVCu double glazed window to front, built in storage with shelving Bedroom Two 3.56m x 4.37m

(11'08 x 14'04 ) PVCu double glazed window to front, Victorian style cast iron fireplace with wooden surround Bedroom Three 3.15m x 3.91m

(10'04 x 12'10) PVCu double glazed window to rear, Victorian style cast iron fireplace with wooden surround Bedroom Three Externally- Front Steps up to property, PVCu door with entrance porch above , access to rear via path to side Externally- Rear Large rear garden mainly laid to vegetable plots and flower boarders, two brick built outbuildings, large block built outbuilding, countryside views, path to side to access front. The size of the plot including footprint of buildings is 0.098 acres. Rear Garden Outbuilding Views from Rear Garden ..AGENTS VIEWING NOTES Please note that there is important information relating to the property that we need to discuss with you prior to your viewing this property. Please ask our staff for further details. GENERAL INFORMATION; View: By appointment with the Agents

Services: We have not checked or tested any of the Services or Appliances

Tenure: We are advised Freehold

Tax: Band C IMPORTANT NOTICE; WE WOULD LIKE TO POINT OUT THAT OUR PHOTOGRAPHS ARE TAKEN WITH A DIGITAL CAMERA WITH A WIDE ANGLE LENS. These particulars have been prepared in all good faith to give a fair overall view of the property. If there is any point which is of specific importance to you, please check with us first, particularly if travelling some distance to view the property. We would like to point out that the following items are excluded from the sale of the property: Fitted carpets, curtains and blinds, curtain rods and poles, light fittings, sheds, greenhouses - unless specifically specified in the sales particulars. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise. Services, appliances and equipment referred to in the sales details have not been tested, and no warranty can therefore be given. Purchasers should satisfy themselves on such matters prior to purchase. Any areas, measurements or distances are given as a guide only and are not precise. Room sizes should not be relied upon for carpets and furnishings. FLOOR PLAN; Any plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. Dimensions are approximate. DO NOT SCALE. OFFER PROCEDURE. All enquiries and negotiations to West Wales Properties: We have an obligation to our vendor clients to ensure that offers made for the property can be substantiated. One of our panel of financial consultants, will speak to you to 'qualify' your offer. OTHER SERVICES OFFERED; WE RECOMMEND THAT ALL BUYERS SHOULD HAVE A SURVEY DONE ON A PROPERTY BEFORE THEY BUY IT. Please ask staff in our office if you would like us to recommend a Surveyor who could undertake this work for you. We can also give you details of professionals who can undertake Conveyancing, or provide Independent Financial Advice JL/SD/221217/ok "