Llanbedr Dyffryn Clwyd, Ruthin

AN ATTRACTIVE 2/3 BEDOOM MID-TERRACED HOUSE WITH EXTENSIVE, MATURE AND PRIVATE GARDENS OF ABOUT 0.2 ACRE, STANDING IN A DELIGHTFUL RURAL SETTING CLOSE TO THE LOWER SLOPES OF THE CLWYDIAN HILLS SOME 3.5 MILES FROM RUTHIN.

A traditional home which has been extended to provide quite spacious accommodation, being mainly double glazed and with oil fired heating. it affords a canopy entrance, lounge with beamed ceiling and wood stove, kitchen and adjoining kit/utility room, modern bathroom. first floor 2/3 bedrooms.

Very large gardens to rear with informal lawns, several mature fruit trees and overall a very sheltered and secluded setting with views beyond over farmland to The Clwydian Hills.

Location - Located near to the hamlet of Hirwaen about 0.3 mile from Llanbedr DC primary school and about 0.75 mile from the village, it stands on the western slopes of the Clwydian Hills. The area is conveniently placed for access to the nearby market town of Ruthin which provides a wide range of facilities catering for most daily requirements and good road links towards Mold approximately 9 miles.

The Accommodation Comprises -

Porch - Out built front porch with a glazed and panelled door leading to the lounge.

Lounge - 4.06m x 3.30m (13'4" x 10'10") - An attractive room with open tread staircase rising off, beamed ceiling, brick arched recess with raised hearth and wood burning stove, wall light points, double glazed window to front, telephone point, panelled radiator.



Kitchen - 2.69m x 2.64m (8'10" x 8'8") - Fitted with a range of base and wall mounted cupboards and drawers with a wood grain effect finish to door and drawer fronts, contrasting stone effect working surfaces to include space for slot in electric cooker, tiled splash, extractor fan above, integrated fridge and freezer, display cabinet and open shelving unit. Tiled flooring, panelled and glazed door to rear.

Utility Room - 2.01m x 2.26m (6'7" x 7'5") - Fitted worktop with inset single drainer sink, plumbing installed for washing machine and dishwasher, wall cabinets, modern double glazed window, single glazed window, panelled radiator.

Bathroom - 2.51m x 1.91m (8'3" x 6'3") - Modern white suite comprising panelled bath with electric shower over, pedestal wash basin with tiled splash and low level WC, extractor fan, panelled radiator.

First Floor Open Landing -

Bedroom One - 4.09m max x 3.35m (13'5" max x 11') - Double glazed window with views across the vale in a westerly direction. High vaulted ceiling with high level louvre door cupboards, panelled radiator.

Bedroom Two/First Floor Landing - 2.44m x 2.67m (8'102 x 8'9") - Single glazed window to rear, high level storage cupboard, hanging rail, panelled radiator.

Bedroom Three - 4.01m max x 2.34m (13'2" max x 7'8") - Dual aspect with two windows overlooking the rear garden, louvre door airing cupboard with pre lagged cylinder and immersion heater, panelled radiator.

Outside - Pedestrian gated entrance to front with pathway, mature hedging and gravel.

Right Of Way - The property benefits from a right of access over the adjoining house, leading to the rear.

Rear Garden - A glazed door leads from the kitchen to a paved and slabbed domestic area with oil fired boiler providing heating and hot water and access to one side leading via the pedestrian right of way to the country lane. There is a low level stone wall with steps leading up to a very extensive and mature garden, extending in total to about 0.2 acre. It provides a secluded haven with a number of mature fruit trees and a large timber framed and panelled garden shed. The rear boundary opens to adjoining farmland with delightful views of the Clwydian Hills.







Directions - From the Agent's Ruthin Office take the A494 Mold Road proceeding for some 2 miles and on entering the village of Llanbedr Dyffryn Clwyd turn left onto the B4529, which is opposite The Griffin Inn and adjoining the Parish Church. Continue for approximately 0.5 mile and on reaching the white railings turn right signposted Llangynhafal continue past Llanbedr Primary School and continue for approximately 0.3 miles and the property will be found on the left.

Council Tax - Denbighshire County Council - Tax Band D

Tenure - Understood to be Freehold

Anti Money Laundering Regulations - Intending purchasers will be asked to produce identification documentation before we can confirm the sale in writing. There is an administration charge of £30.00 per person payable by buyers and sellers, as we must electronically verify the identity of all in order to satisfy Government requirements regarding customer due diligence. We would ask for your co-operation in order that there will be no delay in agreeing the sale.

Material Information Report - The Material Information Report for this property can be viewed on the Rightmove listing. Alternatively, a copy can be requested from our office which will be sent via email.

Extra Services - Mortgage referrals, conveyancing referral and surveying referrals will be offered by Cavendish Estate Agents. If a buyer or seller should proceed with any of these services then a commission fee will be paid to Cavendish Estate Agents Ltd upon completion.

Viewing - By appointment through the Agent's Ruthin office .

FLOOR PLANS - included for identification purposes only, not to scale.

HE/PMW