Llanfairfechan, Conwy (County of), LL33

DIRECTIONS: As you enter the village from the Bangor direction, take the first turning on the right into Cae Ffynnon Road. Continue up the hill and when you reach the 'T' junction, turn right into Llanerch Road. After approximately 60 yards, take the first turning on your left into Bryn Rhedyn, continue to the top of the hill and when you reach the right hand bend, the property will be facing you.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has a canopy entrance with a uPVC double glazed front door opening into the

RECEPTION HALL 13' 4" (4.06m) (max) x 6' 6" (1.96m) having a ceramic tile floor, an electricity meter cupboard, a double radiator, a cloaks rail, a uPVC double glazed window, a smoke detector alarm and a part glazed door opening to the

LOUNGE 13' 6" (4.10m) x 13' 5" (4.08m) having a polished marble fireplace with a matching raised hearth and an inset living flame coal effect mains gas fire; a double radiator, dado rails, a uPVC double glazed window, a coved ceiling with a smoke detector alarm and a painted panelled door leading to the

DINING ROOM/SITTING ROOM 20' 4" (6.22m) x 9' 7" (2.90m) having wood effect laminate flooring, a multi-fuel stove on a polished slate hearth, two double radiators, part dado rails, a uPVC double glazed window and an Alpha E-Tec 28 wall mounted mains gas fired 'combi' boiler with an integral digital programmer. A doorway then opens into the

KITCHEN 15' 8" (4.78m) x 6' 5" (1.96m) with a range of Shaker style matching base and wall cupboard units having a recess with plumbing and waste pipe for a washing machine, space for a tumble dryer, glazed wall display cabinets and marble pattern rolled edge heat resistant worktops incorporating an inset 1½ bowl single drainer stainless steel sink and an inset ceramic hob with a tiled splash back and a built-in fan assisted electric oven/ grill beneath. Tile effect laminate flooring, a uPVC double glazed window and a uPVC double glazed external door providing independent rear access.

FIRST FLOOR

A straight flight staircase with two quarter landings and a painted spindle balustrade then leads up from the reception hall to the first floor landing which has a painted spindle hand rail to the stairwell, a uPVC double glazed window, an access hatch to the roof space, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 14' 4" (4.38m) (max) x 9' 8" (2.94m) having a double radiator, a wood effect panelled door and a uPVC double glazed window through which there are views towards the Menai Strait and Anglesey.

REAR BEDROOM TWO 13' 6" (4.12m) x 8' 6" (2.60m) having a double radiator, a uPVC double glazed window and a wood effect panelled door.

REAR BEDROOM THREE 10' 6" (3.20m) x 8' 7" (2.62m) having a double radiator, a uPVC double glazed window and a wood effect panelled door.

BATHROOM 7' 8" (2.32m) x 5' 8" (1.73m) having a white suite comprising a panelled bath with a Triton electric shower and a shower rail and curtain, a pedestal wash hand basin and a WC low suite. Wood effect laminate flooring, fully tiled walls, a double radiator, a uPVC double glazed window, a wood effect panelled door and a painted pine 'T&G' ceiling with four recessed downlighters.

OUTSIDE

To the front of the property, there is a brick paved driveway which provides PRIVATE OFF ROAD PARKING FOR 2 CARS together with a mature hedge, a raised flower bed with shrubs and two raised gravelled seating areas.

To the rear of the property, there is a large concreted domestic area with a garden hose point, a gas meter cupboard, a clothes line, a halogen lamp on an automatic sensor and a gate with steps leading up to a lawned upper garden area having a mature hedge, a TIMBER GARDEN SHED and a further gate providing INDEPENDENT REAR ACCESS ON FOOT.

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 B

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