Abergwyngregyn, LL33

The property has been considerably modernised and improved over a number of years yet retains much of its original character with particular features including quarry tile floors, an attractive Art Deco style cast iron/tiled fireplace and an original stripped pine glazed display cabinet to the lounge, a re-fitted 'farmhouse pine' kitchen with built-in appliances, antique brass style light switches and dipped pine panelled doors. The property benefits from a new mains gas fired 'combi' boiler, new uPVC double glazed windows and a new shower cubicle.

The property is of stone construction with mainly dressed granite elevations under a pitched slate roof.

DIRECTIONS: Proceeding along the A55 in the direction of Conwy, take the Aber exit and after rounding the left hand bend on the sliproad, take the next turning on the right. Follow the road under the expressway and when you reach the 'T' junction, turn left. Take the next turning on the right, follow the road around the left hand bend and take the first turning on the right again. Continue up the road for approximately 200 yards and turn left immediately after the large chapel conversion. The entrance to the property will then be found a short distance along on your left hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has an attractive slate roofed open front porch with a quarry tile/slate step, a bulkhead light fitting and a part glazed door opening into the

RECEPTION HALL having a quarry tile floor, a single radiator, a high level electricity meter cupboard with painted pine 'T&G' panelled doors also housing the consumer unit, a smoke detector alarm and the following rooms off:

LOUNGE 16' 7" (5.05m) x 10' 0" (3.03m) with an attractive Art Deco style cast iron/tiled fireplace having a raised tiled hearth, a living flame coal effect electric fire and a stained pine Adam style surround. To the right hand side of the fireplace, there is an original glazed built-in pine wall display cabinet with drawers and cupboards beneath, two double radiators, pine dado rails, two uPVC double glazed windows, two stained pine wall shelves, two original dipped pine panelled doors giving access to the front and rear halls and a smoke detector alarm.

KITCHEN DINER 16' 1" (4.72m) x 9' 8" (2.94m) comprising the dining area which has a double radiator, a uPVC double glazed window and an original dipped pine panelled door from the reception hall. The dining area then opens into the kitchen which has a range of matching base and wall cupboard units with 'farmhouse pine' doors and drawer fronts, discreet worktop lighting beneath the wall cupboard units, a recess for a fridge, a further recess (500mm) with plumbing and waste pipe for a dishwasher, a glazed wall display cabinet and marble pattern rolled edge heat resistant worktops incorporating an inset 1½ bowl single drainer ceramic sink with a swan-neck mixer tap and an inset Neff 4-burner gas hob with a built-in double gas oven beneath and a filter canopy over. Quarry tile floor, a single radiator, tiled splash backs to the worktops, part pine 'T&G' panelled walls with a ceiling to match, a new Biasi wall mounted mains gas fired 'combi' boiler, a portable digital thermostat, a uPVC double glazed window and an original dipped pine panelled door opening into the

REAR HALL having a quarry tile floor incorporating a matwell, a good sized understairs storage cupboard with five fitted shelves, coat hooks and a pine door and an external door giving access to the rear garden.

FIRST FLOOR

A straight flight staircase with a pine spindle balustrade and one part pine 'T&G' panelled wall then leads up from the reception hall to the first floor landing which has a pine spindle hand rail to the stairwell, a single radiator, a uPVC double glazed window, an access hatch to the roof space, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 16' 3" (4.93m) x 13' 10" (4.20m) (max) having stripped pine floorboards, a triple wardrobe with fitted shelving, a hanging rail and three louvre doors, an original dipped pine panelled door and three uPVC double glazed windows through which there are pleasant rural views to the front and towards the hills above the village from the rear.

FRONT BEDROOM TWO 9' 7" (2.92m) x 9' 4" (2.85m) having an original painted cast iron fireplace with a mantlepiece to match, a single radiator, a uPVC double glazed window and an original dipped pine panelled door.

SHOWER ROOM 6' 7" (2.01m) x 6' 3" (1.92m) having a white suite comprising a new tiled/ glazed shower cubicle with a digitally controlled Mira power shower and a glazed shower screen, a fitted vanity unit incorporating a wash hand basin and a toiletries cupboard and a WC low suite. Stripped pine floorboards, fully tiled walls with feature tiling to dado level, a 'ladder' style heated towel rail, a vanity mirror, a dipped pine panelled door and four recessed ceiling downlighters.

OUTSIDE

To the front of the property, there is a delightful lawned garden with an outlook over open fields and having a crazy paved path, a paved patio, privet hedges, two apple trees, two pear trees, a beautiful mature magnolia tree, larch lap fencing, stone walling, raised flower beds and a wrought iron gate at the lower end of the garden which provides a useful secondary access point.

A paved/gravelled path then leads along the right hand side of the property to a gravelled/ paved rear domestic area together with a recently tarmacadamed driveway which provides PRIVATE ENCLOSED OFF ROAD PARKING with twin wrought iron entrance gates, railings to match, an external gas meter cupboard, a flower bed, a clothes line, a bulkhead light fitting and a TIMBER GARDEN SHED 5' 11" (1.80m) x 3' 11" (1.20m).

The property also has a range of mainly stone built outbuildings which comprise:

GARDEN ROOM 10' 6" (3.20m) x 8' 2" (2.49m) comprising a study/storage area with two uPVC double glazed windows, a high level pine shelf, part pine 'T&G' clad walls, a high level storage area and an insulated pine clad ceiling with two exposed purlins and two light points.

UTILITY ROOM having a single power point, plumbing and waste pipe for a washing machine, a garden hose point and a pine wall shelf.

GARDEN STORE having one double power point, a wall light and a pine 'T&G' panelled ceiling.

We have not carried out a test on the central heating system, the electrical wiring circuits or any other services connected to the property and we are therefore unable to comment on the condition or adequacy of same.

SERVICES: We are advised by the vendor that mains water, drainage, gas and electricity are connected to the property.

COUNCIL TAX: Band E

TENURE: We are advised by the vendors that the tenure is Freehold