GUIDE PRICE - £125,000 to £150,000. FOR SALE BY AUCTION (unless sold/withdrawn prior) - 4th FEBRUARY 2021 (Legal pack now available - consult pack regarding unregistered land area and fees payable by purchaser in addition to the sale price). A characterful two bedroom detached cottage set within large gardens on the fringes of Garth near Llangollen. The property requires a full scheme of modernization and improvement works yet offers huge potential to create a most individual country cottage. The gardens are a notable feature and extend away to the side of the property including a useful stone outbuilding. Internal inspection is essential in order to fully appreciate this rare addition to the sales market.

General Remarks
Bowen Son and Watson with Kent Jones are delighted with instructions to offer Brookside Cottage at Garth near Llangollen for sale by auction. This characterful country cottage offers huge potential for renovation and is set within a most picturesque rural location yet provides easy access to the surrounding road network. Retaining a number of original features the property provides an increasingly rare opportunity to acquire a historic cottage in this sought after location.

Location
The property is located in the desirable village of Garth on the fringes of the picturesque Dee Valley. The property is ideally placed for commuter links with the nearby A539 providing easy access to the nearby towns of Llangollen, Wrexham and Oswestry as well as the larger centres of Chester and Shrewsbury beyond. The stunning location also allows for easy access to a number of renowned walking routes nearby including the Panorama Walk which leads to Worlds End and the Eglwyseg Rocks. The nearby village of Trevor is well serviced by public transport with regular bus services passing through the village and the nearest train station being located approximately 2.5 miles away in the village of Ruabon.

Accommodation
A part glazed door at the front leads into:

Living Room - 14' 5'' x 13' 11'' (4.40m x 4.24m)
Open fireplace, quarry tiled flooring, TV/telephone points, staircase to first floor landing and door to:

Kitchen - 10' 10'' x 6' 10'' (3.30m x 2.09m)
Quarry tiled flooring, former range, sliding door to Bathroom and opening into:

Utility Area - 7' 3'' x 4' 2'' (2.22m x 1.28m)
Stainless steel sink/drainer and door to gardens.

Bathroom - 7' 1'' x 6' 4'' (2.15m x 1.94m)
Panel bath, pedestal wash hand basin and low level flush w.c. Quarry tiled floor and electric storage heater.

Staircase to split level landing
With steps and doors off to:

Bedroom One - 12' 9'' x 14' 0'' (3.88m x 4.26m) max
Wood flooring and built in cupboard.

Bedroom Two - 14' 1'' x 10' 10'' (4.30m x 3.31m) max
Hot water cylinder, cold water tank, wood flooring and feature fireplace.

Stone Outbuilding - 12' 4'' x 10' 2'' (3.75m x 3.09m)
Stone built with door from gardens and an adjacent gated entrance to the roadway.

Gardens
The property is approached via a gated entrance off Trevor Hall Road and includes enclosed gardens to the front which adjoin a small stream. The larger portion of the gardens is located to the side and they offer potential to create the perfect environment in which to enjoy the picturesque surroundings. Alternatively as the property and gardens are located within the settlement boundary of the village there may be planning potential subject to obtaining the required consents. Prospective purchasers should make their own enquiries with the local authority's planning department.

EPC Rating
EPC Rating - Band 'G' (1).

Council Tax Band
Council Tax Band - 'E'.

Local Authority
Wrexham County Borough Council.

Services
We are advised by the vendor that the property is connected to mains water and electricity supplies. The property does not include a private drainage system and the purchasers will be responsible for installing a new private system within the property's boundaries or arranging for connection to the mains sewer. Prospective purchasers should consult the legal pack which includes a Drainage and Water Search before making their own enquiries.

Property Boundaries
For details of the property's boundaries and the associated area of unregistered land prospective purchasers should consult the legal pack.

Directions
From Llangollen proceed on the A539 road towards the village of Trevor. Just before entering the village turn left onto Trevor Hall Road. Follow the road upwards and after approximately 0.5 miles the cottage will be found on the left hand side.

Method of Sale
The property will be offered for sale by online auction with bidding commencing at 12.00 noon on Thursday 4th February 2021. The submission of bids will then be possible for a 24 hour period with the auction closing at 12.00 noon on Friday 5th February 2021. If at the close of bidding the property has met its reserve price then exchange of contracts is deemed to have taken place. A security deposit set at £2,700 is then paid by the successful purchaser. Completion is set for 20 working days thereafter or earlier by agreement - see contract for details.

Buyer's Premium
Please note that the purchasers will be responsible for paying a buyer's premium in addition to the purchase price set at 1.80% including VAT of the sale price achieved. For further details on fees payable please consult the legal pack.

Solicitor
Ms Aishling Sorrentino of Knights PLC, HQ Offices, 58 Nicholas Street, Chester, CH1 2NP.[use Contact Agent Button].

Legal and Search Fees - Purchaser Contribution
In addition to the purchase price the Buyer will pay to the Seller's Conveyancer the sum of £5,880.00 in respect of legal fees, and £111.20 in respect of searches, indemnity insurance and land registry documents. Please consult the legal pack for details.

Guide Prices
Where a guide price is given that price is not to be taken as an indication of the value of the lot or of the reserve price. Pre-auction guide prices are based upon the initial anticipation of the sale price of the property at auction. Prospective purchasers should be aware that guide prices are subject to change and are advised to check any amendments with the Auctioneers prior to the auction. The reserve price for each of the lots may exceed the quoted guide price and eventual guide price.

Reserve Price
The reserve price is the seller's minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.