Trefilan, Talsarn, Lampeter, SA48

**GUEST HOUSE WITH OWNERS ACCOMMODATION**An exceptional 3/4 bed Former Village School**Wealth of original character features retained within the property spanning back over 150+ years**Sympathetic extension and refurbishment**Spacious accommodation**Feature sun lounge**Set within a large plot **Off-road parking with live planning permission for double garage where water drainage and electricity are laid in preparation** Finished to the highest order**Edge of village location in a tranquil location**Super walks within the Aeron Valley**Close to local amenities**20 minutes Cardigan Bay coastline  and numerous secluded beaches**A wonderful conversion that must be viewed to be fully appreciated**Situated next to Saint Hilary's church, Ty Ysgol has the benefit of granted planning for B&B/Guest Accommodation for those looking for an additional income** NOW UNFURNISHED AND SOLD WITH VACANT POSSESSION **

The property is situated within the ancient hamlet of Trefilan on the edge of the larger village of Talsarn.  Nearby Felinfach offers a good level of local amenities including primary school, village shops, post office, petrol station, community village pub, active village hall and good public transport connectivity.  The Cardigan Bay coastline at Aberaeron and the university town of Lampeter are equidistant 20 minutes drive from the property offering a wider range of local amenities.

We advised the property benefits from private drainage, mains water and electricity. LPG gas central heating. Superfast broadband speeds available.

Council Tax Band F - Ceredigion County Council. 

GENERAL

An exceptional conversion project with no expense spared and finished to the highest order.
Sympathetic extensions and renovations have been undertaken ensuring that original character features such as the 'A' frames within the living space are exposed to their full potential.

The planning permission on the property allows for residential use in association with a guest house.

The property is set within a large commodious plot with ample space for vehicles to park and also planning permission for the erection of a double garage.

Property Entrance

via a red composite door into:

Lounge

17' 3" x 29' 3" (5.26m x 8.92m) with windows to front, original 'A' frames to ceiling, stairs to 1st floor mezzanine accommodation, 3 x radiator, understairs Cloak/storage area, art exposed stone walls, TV point, multiple sockets. Leading to -

Spacious Sun Lounge

16' 7" x 14' 2" (5.05m x 4.32m) accessed via double uPVC doors from the lounge area, triple aspect windows to front, rear and side overlooking stoned wall garden, multiple sockets, vaulted ceiling with exposed 'A' frames and beams.

Kitchen

7' 8" x 18' 9" (2.34m x 5.71m) with a range of modern white base drawers and cupboards with spacious worktops, 1½ stainless steel sink and drainer with mixer taps, independent instant under sink hot water unit. Picture window looking towards the garden and open countryside, original feature stone wall, wood effect flooring, side entrance door, fitted dishwasher, space for electric oven with extractor over, washing machine connection point, radiator, multiple sockets.

Utility Room/Potential Bedroom 1

8' 5" x 10' 2" (2.57m x 3.10m) radiator, multiple sockets, window to garden, spotlights to ceiling.

Family Bathroom

7' 6" x 8' 9" (2.29m x 2.67m) modern white bathroom suite including w.c, pedestal wash hand basin, 4'8'' walk-in shower, heated towel rail, rear window, tiled flooring, spotlights to ceiling.

Master Bedroom

9' 8" x 17' 7" (2.95m x 5.36m) double bedroom, with double wardrobe, window to front, multiple sockets, radiator, spotlights to ceiling.

En-Suite 1

7' 6" x 10' 4" (2.29m x 3.15m) 5' walk-in shower to side with waterfall head, WC, single wash hand basin on vanity unit, radiator, rear window, tiled flooring, spotlights to ceiling. Cupboard housing new LPG combi boiler.

Bedroom 3

12' 4" x 8' 2" (3.76m x 2.49m) double bedroom, window to front, multiple sockets, radiator.

Spacious open plan Mezzanine Bedroom/Potential Office and Study

13' 2" x 13' 1" (4.01m x 3.99m) double bedroom facility with 2 x Velux rooflights, exposed beams to ceiling, multiple sockets, TV point.

En-Suite 2

3' 9" x 10' 9" (1.14m x 3.28m) with 1200mm wide walk-in shower, WC, single wash hand basin, heated towel rail and walk in storage area.

To Front

The property is approached from the adjoining county road. The former tarmac playground has been retained to allow the choice of garden or hard standing and is accessed through a private farm gate into an area set at the higher level, to the dwelling with steps leading down to:

Side and Rear Patio Areas.

Finished in high quality stonework and stone slabs with shrub borders.

To the front and side of the main dwelling is an enclosed stone walled garden area with attractive sand stone slabs and side gravel area.

Within the parking area, planning permission exists for the erection of a double coach-house style garage. (All services are laid next to, and in preparation for, the erection of this garage. These include electricity, water and sewage)

TENURE

The property is of Freehold Tenure.

MONEY LAUNDERING

The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill. Proof of funds will also be required, or mortgage in principle papers if a mortgage is required.

PLEASE NOTE -

Please note due to the unique business opportunity (planning approval as guest house) this property is not suitable for a domestic mortgage when cash or commercial loan only would apply.