Nant Ffrancon, Bethesda, LL57

The property is of stone/brick/concrete block construction with rendered and painted elevations under a pitched slate roof with mineralised felt covered roofs to a portion at the rear. The garage is of brick construction with rendered and painted elevations under a pitched mineralised felt covered roof.

DIRECTIONS: Proceeding through Bethesda on the A5 in the direction of Betws Y Coed, after passing through the Braichmelyn crossroads as you leave the village, continue along for exactly 1.3 miles and the property will then be found on your left hand side, shortly after the right hand turning for the old roman road.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

A uPVC double glazed front door opens into the

RECEPTION VESTIBULE 4' 6" (1.38m) x 3' 6" (1.06m) having a quarry tile floor, a cloaks rail, a pine wall shelf, a high level electricity meter and a pine lattice glazed door opening to the

LOUNGE 14' 8" (4.44m) x 14' 3" (4.36m) having pine floorboards, a large dressed stone Inglenook fireplace with a slate hearth, a multi-fuel stove and a slate lintel; a single radiator, extensive pine bookshelves, a high level consumer unit, a smoke detector alarm and a carbon monoxide alarm. A wide doorway then opens into a

FRONT HALL 11' 3" (3.42m) x 3' 0" (0.94m) having pine floorboards, a single radiator, two deep pine wall shelves, a uPVC double glazed window, an open beamed ceiling with a smoke detector alarm and a pine lattice glazed door opening to the

SITTING ROOM 19' 3" (5.84m) x 12' 0" (3.66m) having pine floorboards, an ornate painted slate surround and a raised slate hearth, a small understairs storage cupboard, a double radiator, a single radiator, a cloaks rail, two uPVC double glazed windows, three points for wall lights, an open beamed ceiling with a smoke detector alarm and uPVC double glazed French windows opening to the rear patio and garden.

FIRST FLOOR

A straight flight staircase with a quarter landing and a stained pine spindle balustrade then leads up from the sitting room to

SIDE BEDROOM FOUR 12' 0" (3.68m) x 9' 0" (2.74m) (to purlins) having wood effect laminate flooring, a single radiator, a stained pine spindle hand rail to the stairwell, extensive floored and eaves storage space to both front and rear, a uPVC double glazed window, one point for a wall light, exposed purlins and a stained pine Velux double glazed roof window through which there are delightful rural views to the rear of the property.

GROUND FLOOR

A further stained pine lattice glazed door then opens from the lounge into the

DINING ROOM 22' 6" (6.24m) x 11' 6" (3.50m) having a thermoplastic tiled floor, a dressed stone/slate lined Inglenook fireplace with a raised slate hearth, a multi-fuel stove and a slate lintel, a double radiator, a uPVC double glazed window, a plate rack, a carbon monoxide alarm and twin lattice glazed doors opening into the

UTILITY ROOM 8' 10" (2.70m) x 5' 10" (1.76m) having a quarry tile floor, plumbing and waste pipe for a washing machine, a wood effect rolled edge worktop, a built-in cupboard with fitted shelving, a pine 'T&G' panelled wall, fitted shelving, a double glazed window, one point for a wall light, a pine 'T&G' ceiling with a smoke detector alarm and a pine Velux double glazed roof window providing good natural light, a smoke detector alarm, an external stable door providing independent rear access and the following rooms off:

WET ROOM 6' 4" (1.94m) x 3' 0" (0.91m) having a self-draining quarry tile floor, marble effect PVC panelled walls, a white suite comprising a wall mounted wash hand basin and a WC low suite, a Mira shower, a timed automatic extractor fan and a pine 'T&G' panelled ceiling with two recessed downlighters.

KITCHEN 11' 10" (3.62m) x 9' 11" (3.02m) with a range of fitted base and wall cupboard units having pine doors, mid-way shelving, an integral plate rack and quarry tile worktops incorporating an inset single drainer stainless steel sink. Quarry tile floor, a deep recess housing a Rayburn Royal oil fired stove, fitted wall shelves, a uPVC double glazed window, a carbon monoxide alarm and a fluorescent strip light fitting.

FIRST FLOOR

A second straight flight staircase with a pine spindle balustrade then leads up from the lounge to the first floor landing which has pine floorboards, a single radiator, a pine spindle hand rail to the stairwell, a uPVC double glazed window, a carbon monoxide alarm, a smoke detector alarm and the following rooms off:

REAR BEDROOM ONE 13' 1" (4.00m) x 15' 3" (4.64m) (max) having pine floorboards, a built-in double wardrobe with a hanging rail and storage cupboards over, additional built-in storage cupboards, a double radiator, a uPVC double glazed window, a smoke detector alarm and a dipped pine panelled door.

FRONT BEDROOM TWO 14' 3" (4.35m) x 9' 4" (2.86m) having stained pine floorboards, two double wardrobes, a central storage cupboard with fitted shelving and further storage cupboards over, a single radiator, a uPVC double glazed window and a dipped pine panelled door.

FRONT BEDROOM THREE 11' 2" (3.40m) x 9' 0" (2.74m) having stained pine floorboards, a fitted desk, a double wardrobe with storage cupboards over, a single radiator, fitted shelving, a uPVC double glazed window, a dipped pine panelled door and a ceiling hatch giving access to a large roof space.

BATHROOM 8' 10" (2.70m) x 8' 8" (2.62m) having a white suite comprising a cast iron panelled bath with pine 'T&G' panelling, a pedestal wash hand basin and a WC low suite. Stained pine floorboards, part tiled and part pine 'T&G' panelled walls, a fitted airing cupboard with pine slatted shelving housing an insulated hot water cylinder, a single radiator, a double glazed window, a dipped pine panelled door and a small access hatch to the roof space.

OUTSIDE

The property occupies a large hillside plot which extends to approximately one acre with lawned gardens having an abundance of mature plants and shrubs, twin entrance gates opening to a large gravelled driveway which provides PARKING FOR FIVE CARS, a wood store, a PVC oil storage tank serving a Camray oil fired central heating boiler and a range of outbuildings including:

DETACHED SINGLE GARAGE 15' 9" (4.78m) x 8' 2" (2.47m) having a metal up and over door, two uPVC double glazed windows and power and light connected.

STORE ROOM 12' 6" (3.84m) x 10' 10" (3.30m) which is of stone/brick/slate construction having wooden front entrance doors and a pitched corrugated steel roof.

STORE SHED 13' 10" (4.22m) x 10' 9" (3.30m) which is of stone/slate construction under a pitched corrugated steel roof.

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 the filtered water supply originates from a stream to the rear of the property, that drainage is to a private septic tank located within the grounds and that mains electricity is connected.

COUNCIL TAX: Band E

TENURE: We are advised by the vendors that the tenure is Freehold