Maes Derwen, Llanbedr Dyffryn Clwyd, Ruthin

A THREE BEDROOM SEMI DETACHED HOUSE STANDING WITHIN GENEROUS SIZED GARDENS within this small established development to the centre of Llanbedr village, an Area of Outstanding Natural Beauty. Ideal family sized home with the benefit of replacement UPVC double glazed windows, modern fitted kitchen and solid fuel central heating. In brief comprising reception hall, living room with feature fireplace, kitchen diner, rear porch with built in store and cloakroom/WC, first floor landing, three good sized bedrooms (two doubles) and bathroom. To the rear is a good sized fully enclosed garden with fruit trees and two useful garden stores.

Location - Llanbedr D.C. is noted village on the foothills of the Moel Famau Country Park, and is centred around the parish Church and Griffin Inn, some 2.25 miles from Ruthin and 9 miles from Mold. The village has a popular primary school, a local bus service and is within a short drive of the mediaeval town of Ruthin provides a wide range of shopping facilities catering for most daily requirements, primary and secondary schools. Mold is some 11.5 miles distant and Chester some 24 miles, with good road communications providing access for those wishing to commute to the motorway network.

The Accommodation Comprises -

Front Entrance - UPVC double glazed panelled front door to reception hall.

Reception Hall - Staircase to the first floor with storage cupboard beneath, double glazed window to the front, telephone point and radiator.

Living Room - 3.73m x 5.49m overall (12'3" x 18'92 overall) - A dual aspect room with double glazed windows to the front and rear aspects overlooking the gardens, coved ceiling, black painted fireplace surround with tiled insert, slate hearth and inset Charnwood multifuel stove providing heating to the radiators and domestic hot water. TV plinth into alcove with matching shelves and storage cupboard above, TV aerial point and double panelled radiator. Door to kitchen diner.



Kitchen Diner - 2.84m x 3.81m (9'4" x 12'6") - Fitted with a modern range of light wood effect fronted base and wall units with contrasting dark toned work surfaces with matching upstands and inset sink unit with mixer tap. Integrated appliances comprising ceramic hob with stainless steel splashback and matching cooker hood above and electric oven beneath. Space for fridge/freezer, plumbing for washing machine, double panelled radiator, double glazed window overlooking the garden and vinyl floor covering. Built in shelved pantry cupboard with double glazed window with frosted glass, ceiling light point and electricity meter.



Rear Porch - Timber exterior door, built in coal store and CLOAKROOM/WC comprising high flush WC and double glazed window with frosted glass.

First Floor Landing - Double glazed window to the front and loft access.

Bedroom One - 3.76m x 3.84m max into recess (12'4" x 12'7" max i - A spacious main bedroom with double glazed window with views over the garden and across to the Clwydian hills, built in wardrobe with hanging rail and shelf, further built in double airing cupboard housing a pre lagged hot water cylinder tank, cold water storage tank and slatted shelving.



Bedroom Two - 3.76m x 3.84m max into recess (12'4" x 12'7" max i - A double size room with double glazed window to the rear and double panelled radiator.



Bedroom Three - 2.74m x 2.77m (9' x 9'1") - Double glazed window to the front and double panelled radiator.

Bathroom - 2.13m x 1.78m (7' x 5'10") - Fitted with a traditional style three piece suite comprising panelled bath with electric shower, pedestal wash basin and low flush WC. Part tiled walls, radiator and double glazed window with frosted glass.

Outside - Gated pathway leading to the front door.

Front Garden - Well maintained front lawned garden with established hedging to part. Extended pathways to the side of the property lead through to the rear garden.

Rear Garden - To the rear is a good sized fully enclosed garden with vegetable patch, fruit trees, timber garden shed with light and further brick built garden store.







Directions - From the agent's Ruthin office proceed down Well Street. On reaching the junction proceed straight across and immediately left onto ??? Street. Proceed straight on following the road up the hill and thereafter onto Mold Road and after approximately 1.5 miles turn left into the centre of Llanbedr village, opposite the Griffin Inn. Follow this road for a short distance and turn right into Maes Derwen whereupon the property will be found on the right hand side.

Tenure - Understood to be Freehold

Council Tax - Denbighshire County Council - Tax Band C

Anti Money Laundering Regulations - Intending purchasers will be asked to produce identification documentation before we can confirm the sale in writing. There is an administration charge of £30.00 per person payable by buyers and sellers, as we must electronically verify the identity of all in order to satisfy Government requirements regarding customer due diligence. We would ask for your co-operation in order that there will be no delay in agreeing the sale.

Extra Services - Mortgage referrals, conveyancing referral and surveying referrals will be offered by Cavendish Estate Agents. If a buyer or seller should proceed with any of these services then a commission fee will be paid to Cavendish Estate Agents Ltd upon completion.

Material Information Report - The Material Information Report for this property can be viewed on the Rightmove listing. Alternatively, a copy can be requested from our office which will be sent via email.

Priority Investor Club - If you are considering purchasing this property as a buy to let investment, our award winning lettings and property management department offer a preferential rate to anyone who purchases a property through Cavendish and lets with Cavendish. For more information contact Lettings Manager, David Adams on or david.

Viewing - By appointment through the Agent's Ruthin office .

FLOOR PLANS - included for identification purposes only, not to scale.

DW/PMW

Amended NAD