AN IMMACULATELY PRESENTED, THOROUGHLY MODERNISED TWO BEDROOM SEMI-DETACHED COTTAGE WITH LARGE GARDENS OCCUPYING AN ENVIABLE POSITION AT THE END OF A TRACK ON THE FRINGE OF THE VILLAGE OVERLOOKING THE BOWLING GREEN AND OPEN COUNTRYSIDE BEYOND. EPC RATING - 41-E.

The original central portion of this semi-detached cottage is constructed of slate with a modern two storey extension to the side that is mirrored by the adjoining property. It comprises a canopy porch; breakfast kitchen with modern units incorporating a built-under oven and inset hob; PVCu double glazed conservatory overlooking the front patio and garden; inner hall; utility room / WC; living room with exposed original timber lintels and stone chimney breast incorporating a multi-fuel stove. First floor landing to two double bedrooms and a bathroom fitted with a five piece white suite including a whirlpool bath and separate shower. Central heating is effected by a 'Worcester' oil-fired combi boiler and PVCu double glazing is installed throughout. In total the cottage stands in approximately 0.285 acre. Immediately surrounding the cottage a gated patterned concreted drive opens to a parking area for several cars also giving access to the detached single garage with lean to store and adjacent garden with lawns, central vegetable patch and original "Ty Bach" now used as a garden store. Attached boiler house with cold water tap and boiler. Side path and garden opening to a gravelled and flagged patio overlooking the front garden. A right of way over the adjacent property leads to a further grassed garden with orchard area with potential for a wealth of uses. Outside lights. EPC Rating - 41-E.

Location
Llandrillo is a small village nestling in the heart of the upper Dee Valley approximately 15 miles from Llangollen. It is situated on the B4401 between Corwen (4 miles) and Bala. The cottage comprises one of a pair tucked away at the end of a short track that opens to farmland at the centre of the village. It overlooks the bowling green and open countryside beyond. There is an historic Church, a General Stores and a Restaurant to its centre, whilst the renowned Tyddyn Llan Restaurant and Hotel is on the periphery of the village.

Constructed
of pebbledash rendered stone and cavity external walls, all beneath a slated roof.

On The Ground Floor

Canopy Porch

Breakfast Kitchen - 12' 4'' x 11' 9'' (3.76m x 3.58m)
Fitted ranges of modern units including a single drainer one-and-a-half-bowl stainless steel sink inset into a range of seven-doored base cabinets and one drawer pack with extended work surfaces, beneath which there is plumbing for a dishwasher and a "Stoves" electric oven. Inset "New Home" electric hob with stainless steel backing and filter hood above set between six-doored suspended wall units. Ceramic tiled floor. Ceramic tiled splash-back. PVCu framed external stable door. Inset ceiling lighting. Radiator. Five double and one single power points.

Conservatory - 9' 8'' x 9' 8'' (2.94m x 2.94m)
Of PVCu framed double glazed construction over a cavity brick plinth with a pitched polycarbonate roof. Radiator. Ceramic tiled floor. Telephone point. Two double power points. Wall-lights. French windows to garden.

Inner Hall - 7' 9'' x 3' 2'' (2.36m x 0.96m)
Wood laminate floor. Double and single power points. Telephone point.

Utility/Cloakroom - 7' 5'' x 6' 10'' (2.26m x 2.08m)
Fitted two piece white suite comprising a low level w.c. and pedestal wash hand basin. Radiator. Double power point. Plumbing for a washing machine.

Living Room - 15' 6'' x 12' 7'' (4.72m x 3.83m)
including staircase turning off. Exposed stone chimney breast incorporating a multi-fuel stove. Radiator. PVCu framed glazed door to Conservatory. Meter cupboard, Inset ceiling lighting. Exposed timber lintels. Outside light control. Telephone point. Television aerial point. Five double power points. Staircase with curved wall at its base leading off to:

First Floor Landing
Loft access-point. Six-panel pine doors leading off to:

Bedroom 1 - 12' 8'' x 11' 8'' (3.86m x 3.55m)
Exposed roof purlin. Radiator. Telephone point. Two double power points.

Bedroom 2 - 12' 3'' x 12' 0'' (3.73m x 3.65m)
Two double power points. Radiator.

Bathroom - 12' 10'' x 6' 9'' (3.91m x 2.06m)
Fitted five piece white suite comprising a "Whirlpool" bath, close coupled dual flush w.c., bidet, pedestal wash hand basin and recessed shower tray with a "Triton T80" electric shower. Part tiled walls. Ceramic tiled floor. Radiator. Inset ceiling lighting. Light shaver point.

Outside
See main description. The Garage has dimensions of 17' x 10'4" (5.18m x 3.06m) and is fitted with a metal up and over door and electrical supply. From measurements taken from the local Ordnance Survey sheet, the property extends in total to approximately 0.285 acre. Double-skin oil storage tank.

Services
Mains water, electricity and drainage are connected subject to statutory regulations. The central heating is a conventional radiator system effected by the "Worcester" oil-fired combination boiler situated in the attached Boiler House.

Tenure
Freehold. Vacant Possession on Completion.

Note
Certain fitted floor and window coverings are available by negotiation.

Viewing
By prior appointment with the Agents.

Council Tax Band
The property is valued in Band "C".

Directions
For satellite navigation use the post code LL21 0SW. From the A5 in Corwen take the B4401 from close to the bridge over the Dee. Continue for about four miles passing through the village of Cynwyd. On entering Llandrillo turn right immediately before the bridge. Follow the boundary of the former school eventually bearing right when "Dolafon" will be facing at the head of the track.

Council Tax Band: C
Tenure: Freehold