Graig Ddu Isaf, Trawsfynydd, Blaenau Ffestiniog

The smallholding benefits from a charming, 3-bedroom cottage which is bursting with character, a traditional outbuilding of which part has been converted to beautiful living accommodation, a large multi-purpose agricultural shed, and approximately 8 acres of predominantly rough agricultural grazing. The property is led by a single lane track over which there is a right of way and benefits from ample off-road parking along with a well-maintained garden and gravel area.

House
Graig Ddu Isaf is a 3-bedroom, detached stone constructed cottage set under a traditional slate roof with wooden framed casement double glazed windows and doors throughout, along with plastic rainwater goods. The property benefits from an abundance of character features including darkened beams, original slate flooring, exposed stone walls, barn-style internal doors, window shutters, wooden floors, an inglenook fireplace and so much more.

Externally, the property benefits from a large, wrap-around gardens segmented into main lawn, vegetable patch, seating area etc, every square meter benefiting from views of the surrounding hills and mountains. The property is accessed via a right of way across a Natural Resources Wales owned track which is for domestic purposes. The property has been sympathetically renovated and is in a good state of repair, with the property having been tastefully and characterfully decorated throughout.

Accommodation:
Entrance Hall
Living Room (4.93m x 5.99m)
Kitchen (2.96m x 5.62m)
Bathroom (2.80m x 2.23m)
Bedroom 1 (2.26m x 3.13m)
Bedroom 2 (2.40m x 5.65m)
Bedroom 3 (2.90m x 3.45m)

Heating
The property is heated through a multi fuel heating system from a solid fuel Rayburn and a wood burner in the living room. The agent has tested no services, appliances or central heating system.

Services
We have been informed that the property benefits from a private generator supply of electric, private water and septic tank. There is also satellite broadband at the property.

Council Tax
Band D

Directions
From Trawsfynydd, south on the A470 towards Dolgellau for 2.7 miles then turn right on to a single track road. Go through the gate and continue for approximately 2.4 miles. Go through the forestry gate, follow the hardstanding track for approximately 200m and the property will be on your right. What3Words - hotspot.rating.bins

Planning
We are not aware of any planning applications in place in relation to the property.

Wayleaves, Easements & Rights Of Way
The property benefits from a right of way for access purposes across a Natural Resources Wales owned forestry track. We understand that the right of way is for domestic purposes only.
The property will be sold subject to and with the benefit of all wayleaves, easements and rights of way whether mentioned in these particulars or not.

Annexe
Part of the stone traditional outbuilding has been converted into a one bedroom living accommodation which is in excellent condition and has been modernized whilst retaining its original character features. The annexe benefits from a
Accommodation:
Kitchen/Living Area (5.90m x 5.20m)
Mezzanine Bedroom (3.34m x 5.47m)
EPC Rating of 3 (G)

Outbuildings

Traditional Building
A stone constructed building set under a traditional slate roof with wooden windows and doors, and a mix of both concrete and stone floor. This building house both the generator and battery for the electricity supply.

Modern frame building
A steel portal frame building with timber purlins, corrugated sheet roof and cladding, block walls and hardstanding floor. The building benefits from an electricity supply and large double doors to the yard. The building is in a very good state of repair and is currently used for storage and as a workshop.

Land
The land at Graig Ddu Isaf extends to approximately 8 acres (3.24 hectares) of predominantly rough agricultural grazing with pockets of saturated, swamp land. The Predictive Agricultural Land Classification (ALC) Map shows the land to be Grade 5 pasture which is defined as very poor-quality agricultural land.
The land is mostly undulating in topography with the property being located within a large clearing with a relatively large forest. It should be noted that as with the dwelling, the land is accessed via a right of way across a Natural Resources Wales owned trackway.

The internal and external boundaries are mostly stock fencing. The land benefits from a plentiful supply of natural water.

Method of Sale
The property is to be offered for sale by private treaty.

Tenure & Possession
The freehold of the property is offered with vacant possession on completion of sale.

Local Authorities
Parc Cenedlaethol Eryri/Snowdonia National Park


Viewings
Strictly by confirmed appointment with the vendor's agents R G Jones -

Health & Safety
Given the potential hazards of property, we ask you to be as vigilant as possible when making your inspection for your own personal safety.

DISCLAIMER
These particulars, whilst believed to be accurate, are set for guidance only and do not constitute any part of an offer or contract. Intending purchasers or purchasers should not rely on them as statements or representation of fact but must satisfy themselves by inspection or otherwise of their accuracy. No person in the employment of Farmers Marts (R G Jones) Ltd has the authority to make or give any representations or warranty in relation to the property.




Council Tax Band: D (Cyngor Gwynedd Council)
Tenure: Freehold