Nant Y Felin Road, Llanfairfechan, Conwy (County of), LL33

The property is of stone/brick construction under a pitched slate roof.

DIRECTIONS: Entering Llanfairfechan from the Bangor direction, when you reach the traffic lights at the crossroads in the centre of the village, turn right into Village Road. Continue up Village Road for exactly 0.2 of a mile and after the road bends to the right and you pass over a small bridge, take the first turning immediately on your left into Nant Y Felin Road. Continue up Nant Y Felin Road for exactly 0.3 of a mile and the property will then be found on your left hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR A stained glass hardwood front door opens into the

RECEPTION VESTIBULE 3' 2" (0.98m) x 3' 2" (0.98m) having a ceramic tile floor and an opaque glass light oak door opening into the

LOUNGE/DINING ROOM 11' 9" (3.60m) x 10' 6" (3.24m) having hardwood parquet flooring, a fitted corner seating unit with storage beneath, a double radiator, a 'tilt & turn' uPVC double glazed window, two points for wall lights, a recessed ceiling downlighter, a smoke detector alarm and a wide archway opening into the

BREAKFAST KITCHEN 11' 11" (3.62m) x 10' 8" (3.22m) with a range of hand built pine fitted base cupboard units with a stone effect worktop incorporating an inset single drainer stainless steel sink with mixer taps, a solid beech breakfast bar and matching worktops incorporating an inset Bosch 4-burner gas hob with a built-in fan assisted electric oven/grill beneath and an extractor canopy over. Solid light oak flooring, an understairs storage recess, a double radiator, part tiled splash backs to the worktops, a single glazed sash window, fitted shelving and a sliding door opening into the

REAR PORCH 7' 0" (2.15m) x 4' 10" (1.50m) having a ceramic tile floor, a double radiator, a fitted pine worktop, fitted shelving, a Worcester Greenstar 28i junior wall mounted mains gas fired 'combi' boiler with an integral programmer, two uPVC double glazed windows, a wall shelf, a high level consumer unit and a beautiful solid hardwood external door providing independent rear access.

FIRST FLOOR

A painted straight flight staircase with a pine hand rail then leads up from the breakfast kitchen to the first floor landing which has discreet overhead lighting to the stairwell, a STORAGE AREA 4' 10" (1.50m) x 3' 7" (1.06m), pine floorboards, fitted shelving, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 12' 0" (3.64m) x 10' 8" (3.24m) having extensive fitted open storage shelving, a double radiator, a sapele double glazed sash window and two recessed ceiling downlighters.

OPEN STUDY 8' 2" (2.50m) x 8' 2" (2.50m) (having potential to create a fourth bedroom) with part pine flooring, a bespoke freestanding desk with storage cupboards beneath, a double radiator, a 'tilt & turn' uPVC double glazed window and four recessed ceiling downlighters.

BATHROOM 6' 4" (1.94m) x 4' 10" (1.46m) having a white suite comprising a painted pine 'T&G' panelled bath with dual showers including a 'monsoon' and a glazed shower screen, a fitted vanity unit with an integral wash hand basin and a WC low suite. Solid light oak flooring, fully tiled walls, a single radiator, a tall 'ladder' style heated towel rail, a vanity mirror, a wall mounted medicine cabinet, a sapele double glazed sash window and a PVC panelled ceiling.

SECOND FLOOR

A further straight flight staircase with a painted wooden hand rail then leads up from the open study area to the second floor landing which has one point for a wall light, a smoke detector alarm and the following rooms off:

FRONT BEDROOM TWO 10' 8" (3.24m) x 9' 0" (2.76m) (max) having painted wooden floorboards, low level eaves storage cupboards, extensive fitted open storage shelving, a double radiator, an exposed purlin, a light oak veneered door, two pine Velux double glazed roof windows and two recessed ceiling downlighters. This room has partially restricted head height due to the roof slope.

REAR BEDROOM THREE 7' 6" (2.28m) x 7' 6" (2.28m) (approx.) having a double radiator, extensive fitted open storage shelving, an exposed purlin, a light oak veneered door and a pine Velux double glazed roof window through which there are views of the hills above the village. This room again has partially restricted head height due to the roof slope.

OUTSIDE

To the front of the property, there is a neat brick paved seating area with a gas meter cupboard and an external light. To the rear, there is a communal footpath (over which the neighbouring properties in the terrace have a right of way) and this provides access to a lawned rear garden having timber fencing, a slated seating area and a beautiful mature flowering cherry tree.

The property also has an

INTEGRAL UTILITY ROOM 10' 3" (3.10m) (max) x 5' 10" (1.80m) having plumbing and waste pipe for a washing machine, a vent for a tumble dryer, a fitted worktop, an LED light fitting and a pine door.

We have not carried out a test on the central heating system, the electrical wiring circuits or any other services connected to the property and we are therefore unable to comment on the condition or adequacy of same.

SERVICES: We are advised by the vendors that mains water, drainage, gas and electricity are connected to the property.

COUNCIL TAX: Band C