Birch Court, Llay, Wrexham, LL12

Situated in the popular residential district of Llay on a quiet cul-de-sac on an Anwyl development is this attractively presented four bedroom detached modern property benefitting from off road parking, garage, a generously sized conservatory and summerhouse in the rear garden.

Llay is located approximately four miles from Wrexham itself where there is a wealth of shops schools and local amenities. There is a railway station and excellent bus service to all local areas and beyond.

Llay itself has schools and amenities, some shops including an Aldi within easy walking distance of the property.

Viewing is recommended to appreciate this opportunity to acquire a good sized family home, the accommodation to which in brief comprises: Entrance Hall, cloak room, lounge through to dining room with conservatory beyond, kitchen with breakfast area and utility to side. On the first floor are the four good sized bedrooms, the master having an en-suite and further family bathroom.

Outside
Approached via a tarmac driveway, there is parking available for three vehicles leading to the integral single garage. Mature shrubs and shingled area to side. A gate to the side of the garage leads through to the rear, past a personal door to the garage, revealing a paved patio to the front with an astro turfed lawn beyond and summerhouse to side. There is a rear shingled area opposite, with the whole garden being a wealth of mature shrubs and pot plants surrounding a central rockery with further plants and water feature.

Summerhouse
Constructed of a metal frame under a polycarbonate roof with a composite floor extending beyond to side affording a patio to the conservatory.

Entrance Hall
Entered via a secure composite front door with frosted double glazed insert and matching panel to side. Gives access to the ground floor accommodation and staircase to the first floor. Manufactured Karndene wood floor. Intruder alarm panel. Radiator. Ceiling light point. Door to:

Cloak Room
With a fitted suite of low level WC and pedestal wash hand basin. Laminate wood floor. Radiator. Ceiling light point and extractor.

Lounge
17'2" x 10'10" (5.23m x 3.3m)
Wall mounted pebble effect electric fire in stainless steel frame with stone effect back. UPVC double glazed bay window to front with radiator below. Karndene wooden floor. Ornate coved ceiling. Ceiling light point. Archway to:

Dining Room
11'3" x 10'10" (3.43m x 3.3m)
Continuation of the Karndene wood floor. Coved ceiling. Ceiling light point. UPVC double glazed French doors with matching side panels to:

Conservatory
15'7" x 10'3" (4.75m x 3.12m)
Constructed of a brick dwarf base with UPVC double glazed units over, under a polycarbonate roof and having French doors to the rear garden.

Kitchen/Breakfast Area
13' x 10'5" (3.96m x 3.18m)
Fitted with a comprehensive range of contemporary base and wall mounted kitchen units with oyster white granite work surfaces and matching splashbacks extending to a breakfast bar/work station facilitating drawers and a wine cooler below.
Built in Neff, electric double oven with combi microwave to side. Neff five ring ceramic hob under a UPVC double glazed window over the rear garden. Integrated fridge/freezer and AEG dishwasher. Tiled floor. Radiator. Ceiling downlights. Opening to:

Utility Room
6'2" x 5' (1.88m x 1.52m)
Further matching base and wall mounted kitchen units with a sunken stainless steel sink in granite work surface and carved drainer. Space and plumbing for a washing machine. Continuation of the kitchen's tiled floor. Frosted Georgian style double glazed composite door to side. Radiator. Ceiling light point.

First Floor Landing
Gives access to the four bedrooms and family bathroom. Built in airing cupboard with shelving. Attic hatch. Coved ceiling. Ceiling light point and smoke detector.

Master Bedroom
16'1" x 10'10" (4.9m x 3.3m)
UPVC double glazed bay window to front with radiator below. Built in 'his and hers' double wardrobes. Ceiling light point. Door to:

En-Suite
Fitted with a fully tiled shower cubicle, low level WC and vanity wash hand basin with cupboards below. Further airing cupboard with shelving. Frosted UPVC double glazed window to front. Tile effect floor covering. Radiator. Ceiling downlights.

Bedroom Two
11'10" x 9'4" (3.6m x 2.84m)
UPVC double glazed window to rear, radiator below. Ceiling light point.

Bedroom Three
12' x 8'4" (3.66m x 2.54m)
UPVC double glazed window to front, radiator below. Ceiling light point.

Bedroom Four
9'3" x 8'9" (2.82m x 2.67m)
UPVC double glazed window to rear, radiator below. Ceiling light point.

Family Bathroom
8'9" x 7' (2.67m x 2.13m)
With a fitted suite of panelled bath, separate fully tiled shower cubicle, low level WC and vanity wash hand basin with drawers below. Frosted UPVC double glazed window to rear. Part tiled walls. Tile effect floor covering. Radiator. Electric shaver point. Ceiling downlights and extractor.

Directions
From Wrexham proceed up Grosvenor Road bearing left at the mini roundabout for Rhosddu and continuing into Llay. At the roundabout bear right, then take your second right again into Birch Court. No 27 is found a short distance along on your left hand side.


IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

WRE240088/2