Cemetery Road, Coedpoeth, Wrexham, LL11

Auctioneer Comments
This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation
Period. Interested parties’ personal data will be shared with the Auctioneer (iamsold Ltd).
If considering a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information
Pack is provided, which you must view before bidding. The buyer will pay £300 inc VAT for this pack.
The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase
price inc VAT, subject to a minimum of £6,600 inc VAT. This Fee is paid to reserve the property to the buyer during the
Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.
Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the
service is taken. Payment varies but will be no more than £450. These services are optional.

Situated in the popular residential district of Coedpoeth on Cemetery Road at the entrance to the actual cemetery is 'The Lodge' and its outbuildings, an ideal opportunity for a renovation project.

Coedpoeth is located approximately three miles from Wrexham and has its own centre of shops, schools, doctors, dentist and local amenities. A regular bus service accesses the town and beyond and a junction of the main A483 lies about two miles from the village.

Viewing is recommended to appreciate this opportunity to arguably remove the out buildings to create a decent garden area, there is off road parking planned to the side and internally the accommodation comprises: Entrance hall dividing between the lounge and dining room with kitchen to the rear and further side porch to access the parking area. On the first floor are the two bedrooms and bathroom.

Outside
Entrance to the rear via a newly created driveway providing parking for 2/3 cars and leading to a garage and two further out houses. Potentially with the removal of same to create a good sized rear garden.
The front, overlooking the cemetery has a gated entrance into a small, largely lawned garden with various mature shrubs and a tall hedge to side providing both shelter and privacy.

Entrance Hall
Wood effect UPVC double glazed door leads in. Divides between the lounge and dining room. Staircase to the first floor.

Lounge
12'10" x 12'9" (3.9m x 3.89m)
UPVC double glazed window to the front. Dual built in eye level storage cupboards. Under stairs, walk in storage housing the gas meter. Laminate wood floor. Central heating thermostat. Radiator. Ceiling light point.

Dining Room
12'10" x 9'9" (3.9m x 2.97m)
UPVC double glazed windows to both front and side. Radiator. Ceiling light point.

Kitchen
14'2" x 4'10" (4.32m x 1.47m)
With a range of base and wall mounted kitchen units with wood block effect work
surfaces and tiled splashbacks. UPVC double glazed windows to both the rear and side. Built in Whirlpool electric oven and four ring hob under a stainless steel illuminating extractor hood. Space and plumbing for both a washing machine and tall fridge/freezer. Wall mounted Worcester gas central heating boiler. Laminate wood floor. Overhead electric fuse box. Radiator. Two ceiling light points and smoke detector. Door to:

Side Porch
Gives access to the parking area through second solid wood door.

First Floor Landing
Gives access to the two bedrooms and bathroom. UPVC double glazed window to side. Ceiling light point and smoke detector.

Bedroom One
12'10" x 12'8" (3.9m x 3.86m)
UPVC double glazed window to front. Radiator. Ceiling light point.

Bedroom Two
12'10" x 9'10" (3.9m x 3m)
UPVC double glazed window to front. Built in single wardrobe. Radiator. Ceiling light point.

Bathroom
11'1" x 3'9" (3.38m x 1.14m)
With a fitted suite of panelled bath with Triton electric shower over, low level WC and pedestal wash hand basin. Frosted UPVC double glazed window to side. Radiator. Ceiling light point and extractor.

Directions
On entering the village of Coedpoeth from Wrexham as the road levels take your third exit to your left onto Cemetery Road. Proceed to the end where the property will be seen at the cemetery entrance.


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.

WRE240089/2