Llanfairfechan, Conwy (County of), LL33

DIRECTIONS: Proceeding through the village in the direction of Llandudno, after passing through the traffic lights, continue along for approximately 0.2 of a mile and after passing the Split Willow Hotel on your left, take the next turning on your left into Maes Dolfor. Follow the road down the hill and around the left hand bend and the property will then be found a short distance along on the left hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

A uPVC double glazed front door opens into the

RECEPTION HALL/UTILITY ROOM 13' 10" (4.24m) x 6' 4" (1.93m) having wood effect laminate flooring, a wide range of fitted wardrobes, a single radiator, a base storage cupboard, plumbing and waste pipe for a washing machine, a fitted worktop, a Glow-worm Ultimate 30c wall mounted mains gas fired 'combi' boiler, uPVC double glazed windows, a uPVC double glazed external door providing independent access to the rear garden, a high level consumer unit, a pitched polycarbonate roof with twin fluorescent strip light fittings, a smoke detector alarm and a recess with a further uPVC double glazed door opening into the

HALL having wood effect laminate flooring and the following rooms off:

FITTED CLOAKROOM having a white suite comprising a wall mounted wash hand basin with a tiled splash back and a WC low suite. Ceramic tile floor, a single radiator, a vanity mirror, a wall mounted medicine cabinet and a uPVC double glazed window.

KITCHEN 12' 0" (3.66m) x 7' 10" (2.40m) with a range of matching base and wall cupboard units having a recess with plumbing and waste pipe for a dishwasher, a wide recess for a fridge freezer and heat resistant worktops incorporating an inset 1½ bowl single drainer Quartzite sink with a swan-neck mixer tap and an inset Bosch 4-burner gas hob with an AEG built-in fan assisted electric oven/grill beneath and a contemporary style extractor fan over. Tile effect laminate flooring, a concealed gas meter, tiled splash backs to the worktops, a uPVC double glazed window and three recessed ceiling downlighters.

STUDY/REAR BEDROOM FOUR 8' 4" (2.56m) x 7' 10" (2.40m) having wood effect laminate flooring, a single radiator and uPVC double glazed French windows opening directly into the conservatory.

DINING ROOM 12' 6" (3.80m) x 8' 6" (3.50m) having wood effect laminate flooring, a single radiator, a coved ceiling with a smoke detector alarm and a wide archway opening into the

LOUNGE 16' 0" (4.88m) x 12' 6" (3.80m) having wood effect laminate flooring, an attractive fireplace with a raised slate hearth, an inset wood burning stove and a slate/pine surround; a single radiator, a uPVC double glazed window and a coved ceiling.

uPVC double glazed sliding patio doors then open from the dining room into the

CONSERVATORY 19' 0" (5.80m) x 11' 0" (3.34m) having slate tile effect laminate flooring, two double radiators, uPVC double glazed windows, three points for wall lights, a pitched polycarbonate roof and uPVC double glazed French windows opening to the rear garden.

FIRST FLOOR

A straight flight staircase with a quarter landing and a pine spindle balustrade then leads up from the lounge to the first floor landing which has a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 12' 9" (3.90m) x 9' 2" (2.78m) having a double radiator and a uPVC double glazed dormer window. This room has partially restricted head height due to the roof slope.

REAR BEDROOM TWO 12' 6" (3.80m) x 7' 9" (2.36m) having a double radiator and a uPVC double glazed window.

REAR BEDROOM THREE 12' 0" (3.68m) x 7' 9" (2.38m) having a double radiator and a uPVC double glazed window.

BATHROOM 7' 9" (2.37m) x 9' 2" (2.80m) (max) (into a shelved eaves storage area) having a white suite comprising a panelled bath with a hand held shower, a second shower and a glazed shower screen, a pedestal wash hand basin and a WC low suite. Ceramic tile floor, mainly tiled walls, a 'ladder' style heated towel rail, a vanity mirror, a wall mounted medicine cabinet with mirrored sliding doors and a uPVC double glazed window.

OUTSIDE

To the front of the property, there is a lawned garden with a variety of mature shrubs, a garden hose point, a concreted driveway providing OFF ROAD PARKING FOR TWO/THREE CARS, a further gravelled parking area, an electricity meter cupboard and an external light on an automatic sensor.

A side path with a painted wooden gate then leads to a side domestic area with a further garden hose point, a TIMBER GARDEN SHED, raised flower beds and a further bulkhead light fitting. This then opens to a large south facing paved patio with a bulkhead light fitting, a rotary clothes line, a lawned garden with paved stepping stones, neat stained timber fencing and a further GARDEN SHED 7' 9" (2.36m) x 6' 10" (2.10m).