Denbighshire, LL15

A two/three bedroom detached cottage set on a good size plot which extends to approximately 0.5 acres. The property is located in rural surroundings, yet only a short distance to local amenities and commuter links. The accommodation briefly comprises, entrance porch, lounge, dining room/bedroom 3, kitchen, utility, two double bedrooms and a bathroom. Externally, there is off road parking to front plus large lawned garden to rear.

LOCATION & VILLAGE INFORMATION
Llanfair DC is a village and community in Denbighshire, North Wales. The Village is located near to the town of Ruthin, a popular market town affording a selection of shopping facilities plus both primary and secondary schools. Mold sits within 12 miles and Chester city centre within 25 miles and offers more comprehensive high street shopping facilities, bars and restaurants.
On the commuter front, Llanfair DC/Ruthin is near to the A55 North Wales expressway which also links to both the M53 and M56 Motorway networks, extending to all major commercial centres of the North West. Regarding education, there are noted local schools including Ysgol Reoledig Llanfair DC, Ysgol Brynhyfryd state schools.

APPROXIMATE DISTANCES
Penyffordd Station - 10 miles
Chester Station - 31.6 miles
Liverpool John Lennon Airport - 46.4 miles
Manchester International Airport - 55.1 miles

ACCOMMODATION
ENTRANCE PORCH
Timber panel door, windows, inner door through to the lounge.

LOUNGE
Windows to front and side, two radiators, tiled flooring, door to dining room/bedroom 3 and kitchen.

DINING ROOM/BEDROOM 3
Window to front, radiator.

KITCHEN
Wall, base and drawer units, single drainer sink unit, electric point for a cooker, window to rear, door to inner hall and utility room.

UTILITY ROOM
Window and door to outside.

BEDROOM 1
Window to front, radiator.

BEDROOM 2
Window to rear, radiator.

BATHROOM
Panel bath, mains shower, WC and wash hand basin, tiled walls, heated towel rail, window to rear.

OUTSIDE
On approach there is ample off road driveway parking to side. To rear, there is a large lawned garden.

EPC - F

COUNCIL TAX BAND - E

SERVICES
Mains electric, bore hole water, private drainage.

MONEY LAUNDERING
Rostons Ltd must comply with Anti Money Laundering Legislation. As part of the requirements, Rostons must obtain evidence of the identity and proof of address of potential buyers. Prior to an offer being accepted, all parties who are purchasing must provide the evidence.

FIXTURES & FITTINGS
Fixtures and fittings are excluded from the sale.

SALE PLAN & PARTICULARS
The sale plan is based on the Ordnance Survey sheet. Prospective purchasers should check the contract documents. The purchasers shall raise no objection or query in respect of any variation between the physical boundaries and the Ordnance Survey sheet plan. The plans are strictly for identification purposes only.

PUBLIC RIGHTS OF WAY, WAYLEAVES & EASEMENTS
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

DISCLAIMER
Rostons Ltd for themselves and the vendors of the property, give notice that these particulars, do not constitute any part of an offer or contract, that all statements contained in these particulars as to the property are made without responsibility and are not to be relied upon as statements or representations of fact and that they do not make or give any representation or warranty what so ever in relation to this property. An intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained within these particulars. The Agent has not tested any apparatus, equipment, fixture, fittings or services and cannot verify that they are in working order or fit for their purpose. The buyer is advised to obtain verification from their Solicitor or Surveyor.