Llanfairfechan, Conwy (County of), LL33

DIRECTIONS: Entering Llanfairfechan from the Bangor direction along Aber Road, when you reach the traffic lights at the crossroads in the centre of the village, turn left into Station Road. Continue down Station Road for exactly 0.2 of a mile and turn right into Park Crescent. Follow the road around the right hand bend, take the next turning on the left into the continuation of Park Crescent and after approximately 70 yards, turn left into Garth Wen. The property will then be found as the first house on your right hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has a canopy entrance with a recessed downlighter and a uPVC double glazed front door opening into the

RECEPTION HALL 5' 6" (1.70m) x 3' 6" (1.08m) having slate effect vinyl floor tiles, a large uPVC double glazed window and the following rooms off:

FITTED CLOAKROOM having a white suite comprising a pedestal wash hand basin and a WC low suite. Slate effect vinyl floor tiles, a single radiator, a cloaks rail and a uPVC double glazed window.

SITTING ROOM 17' 0" (5.20m) x 11' 6" (3.52m) having wood effect laminate flooring, a central heating/hot water programmer, a wide uPVC double glazed window and a coved ceiling with a smoke detector alarm. The sitting room then opens into the

DINING ROOM 12' 7" (3.84m) x 10' 2" (3.10m) having wood effect laminate flooring to match the lounge, a double radiator, a coved ceiling and a wide archway opening into the

CONSERVATORY 16' 9" (5.08m) x 6' 6" (2.00m) having a ceramic tile floor, a double radiator, a low window sill, uPVC double glazed windows overlooking the rear garden, a pitched uPVC double glazed roof and uPVC double glazed French windows opening to the rear garden.

KITCHEN 19' 5" (5.92m) x 12' 2" (3.70m) having an extensive and comprehensive range of Shaker style matching base and wall cupboard units with 'soft touch' closures, an integral wine rack, deep pan drawers, discreet worktop lighting, a recess with plumbing and waste pipe for a dishwasher, a wide recess for a stove with a stainless steel splash back and a wide filter canopy over, a glazed display cabinet, a marble pattern breakfast bar and matching rolled edge heat resistant worktops incorporating an inset 1½ bowl single drainer stainless steel sink with mixer taps. Vinyl flooring, a double radiator, panelled splash backs to the worktops, a wide uPVC double glazed window, a uPVC double glazed domed roof skylight, recessed ceiling downlighters and the following rooms off:

UTILITY ROOM/REAR PORCH 11' 10" (3.62m) x 4' 9" (1.44m) having vinyl flooring to match the kitchen, plumbing and waste pipe for a washing machine, space for a condensing dryer, a fitted worktop to match the kitchen, two uPVC double glazed windows, one point for a wall light, a recessed ceiling downlighter and a uPVC double glazed external door providing independent side access.

LOUNGE 17' 2" (5.22m) x 16' 6" (5.04m) having wood effect laminate flooring, a double radiator, two uPVC double glazed windows, recessed ceiling downlighters, a smoke detector alarm and a uPVC double glazed French window opening to the side garden.

FIRST FLOOR

A straight flight staircase with a stained pine hand rail then leads up from the sitting room to the first floor landing which has a uPVC double glazed window, an access hatch to the roof space, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 13' 10" (4.22m) x 10' 2" (3.10m) having a single radiator, a wide uPVC double glazed window and a coved ceiling.

REAR BEDROOM TWO 10' 2" (3.08m) x 10' 2" (3.08m) having a single radiator, a coved ceiling and a uPVC double glazed window through which there are views towards the hills above the village.

FRONT BEDROOM THREE 10' 1" (3.04m) x 7' 2" (2.18m) (including a boxed plinth over the stairwell) having wood effect laminate flooring, a double radiator, a uPVC double glazed window and a smoke detector alarm.

BATHROOM 7' 4" (2.24m) x 5' 9" (1.76m) having a white suite comprising a panelled bath with a shower and two shower rails and curtains, a pedestal wash hand basin and a WC low suite. Mosaic tile effect vinyl flooring, mainly tiled walls, a fitted cupboard housing a Worcester Greenstar 24i junior wall mounted mains gas fired 'combi' boiler with an integral digital programmer, a uPVC double glazed window and four recessed ceiling downlighters.

OUTSIDE

The property occupies a good sized plot with neat established and well maintained gardens having extensive astro-turfed areas with an abundance of colourful mature trees, plants and shrubs, extensive astroturfed areas, raised beds and planters, an ornamental pond, pergolas, a pedestrian gate providing independent side access, external lighting and a concreted driveway which provides PRIVATE OFF ROAD PARKING FOR TWO CARS. The property also has a range of outbuildings including:

SUMMER HOUSE 9' 0" (2.74m) x 9' 0" (2.74m) having two lattice glazed windows and a pair of matching entrance doors.

ADJOINING GARDEN SHED 8' 9" (2.68m) x 4' 6" (1.36m) having an internal light on an automatic sensor.

GARDEN SHED 6' 9" (2.08m) x 5' 0" (1.55m).