Y Graig, Llangynwyd, Maesteg CF34 9BH

Y Graig
Y Graig offers an unique opportunity to purchase a rural small holding within a short distance of Bridgend and the M4. Comprising a detached three-bedroom bungalow with huge potential, yard and large modern agricultural building set within approximately 76.69 acres of pasture land.
In a fantastic rural setting with exceptionally convenient access to Bridgend and views over surrounding farmland and Llynfi Valley.

Accommodation 
Solid oak stable door through to utility/boot room, 11'9"x 7'9", slate tiled floor, pendant ceiling light, hardwood base mounted units and cabinetry 
with Belfast sink. Access to boiler and window with views to the side and shower room off. Shower room, 4'10" x 8'9", fully tiled, corner WC, 
pedestal wash hand basin, frosted window over, LED spotlight ceiling, extractor fan fitted and triple shower with low level shower to the side.
Bespoke, fitted, farmhouse style kitchen/diner, 22'11" x 11'9", slate floor, pendant lights to ceiling, hard wood cabinetry, marble countertops, 
'Rangemaster', double stove, with electric hob, Belfast Sink, integrated dishwasher and windows taking in pleasant views to front and side 
elevation.

A natural stone, open fireplace with timber mantle is the main feature to the dining space. Inner hall, 27'8" x5'4", solid oak flooring, pendant ceiling 
lights, attic hatch and double cloaks cupboard (housing the underfloor heating manifold and stopcock). Panelled glazed door gives direct access 
out with rolling mountainside views enjoyed.

Living room, 14' 9" x 16'9",
oak flooring, ceiling light, natural stone fireplace with floating timber mantle, open fire below and large window taking in rural scenic views. French doors to garden.

Bedroom one,
oak floor, central ceiling light and large window with rural scenic views.

Bedroom two, 11'1" x 13'1",
oak floor, central ceiling light and large window with views to the garden.

Bedroom three/Bathroom, 8'11" x 7'8"
Oak flooring, pendant ceiling light with frosted window to the side. Plumbed provision for water and waste 
already present.

OUTSIDE
The garden wraps around the bungalow providing a large area laid to lawn and rear patio area with views over adjoining farmland. 

Agricultural Building
Y Graig also benefits from a large, open fronted, steel portal framed livestock building extending to 105' x 35'. The building comprises of fibre 
cement sheet roofing with roof lights, painted steels, Yorkshire boarding cladding with concrete panels to 1.5m. Sheeted doors to gable elevations 
with concrete flooring throughout. 

Farmland
The land extends in total to approximately 76.69 acres (33.04 hectares) as edged red on the enclosed plan. The land is suitable for grazing and 
mowing purposes.
The land comprises of sloping upland pasture which is divided into convenient size enclosures. The land is divided by traditional post, Rylock 
with one strand of barbed wire field boundaries.

Agricultural Occupancy Condition. 
Y Graig was subject to an Agricultural Occupancy Condition however, a Certificate of Lawfulness to remove the Agricultural Occupancy Condition attached to P/97/1046/FUL has been approved to remove the condition as outlined within application P/23/453/LAE.

Development Clawback
The property will be sold subject to a 30-year Development Clawback Arrangement. The permitted use will be an Agricultural or Equestrian use. 
The grant of Planning Permission will trigger the clawback at a rate of 25% of the Development Value less the current use value.

Basic Payment Scheme
The entitlements are excluded from the sale.

Access 
The property benefits from private shared access over third party land which adjoins the public adopted highway, this Is shown coloured brown 
on the attached plan.

Method of Sale
The property is available via Private Treaty.

Services 
The dwelling benefits from mains water and electricity, Oil Fired Central Heating with underfloor heating throughout, septic tank drainage. The 
property also benefits from two lined chimneys which we understand will accommodate wood fired burning stoves.  

The building benefits from mains water supply.

The reliability of the water supply cannot be guaranteed. All interested parties are advised to satisfy themselves regarding the suitability of any water supply available. 

Council Tax / EPC
Council Tax Band - C
Awaiting EPC

Fixtures and Fittings
All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.

Boundaries
The purchaser(s) shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agents will be responsible for defining the boundaries or the ownership thereof.

Sporting, Timber & Minerals
The sporting rights, mineral rights and timber are included within the freehold in so far as they are owned.

Wayleave/Easements/Rights of Way
The property is sold subject to and with the benefit of all existing rights and obligations including rights of way, whether public or private, light, support, drainage, water and other obligations, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. There are no public footpaths crossing the land. 

VAT
Should any sale of the property, as a whole or in lots, or any right attached to it become a chargeable supply for the purpose of VAT, such Tax shall be payable by the purchaser(s) in addition to the contract price.

Cross Compliance
The seller will be responsible for the cross compliance up to the date of completion. The purchaser(s) will take over the cross-compliance obligations on completion and will indemnify the seller for any 

Disputes
Should any dispute arise as to the boundaries or any point arising in the General Remarks and Stipulations or Particulars of Scale, Schedule, Plan or interpretation of any of them the question shall be referred to the arbitration of the selling agents, whose decision acting as expert shall be final.

Plans, Areas & Schedules
These have been prepared as carefully as possible and are based on the Land Registry Plans. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.

Guide Price
Offers in Excess of £825,000

Tenure & Possession
Freehold with Vacant Possession. 

Health and Safety
Given the potential hazards of agricultural land we ask you to be as vigilant as possible when making your inspection for your own personal safety.

Directions
Postcode: CF34 9BH
What3words: ///plantings.takeover.mended
Sat Nav Users: CF34 9RS
From the village of Coytrahen, head north on Oak Terrace/A4063 towards Nicholls Rd. Continue to follow A4063 for approximately 1.6 miles, the destination will be on the located left (opposite the entrance to the paper mills).
 Viewing Arrangements
Viewings of Y Graig including land and farm building is strictly by appointment only. Interested parties should contact the sole agents Herbert R Thomas.

For further information please contact:
Contact: Rob David
Tel:
E-mail:

hrt.uk.com