Y Felinheli, LL56

The property is of brick/concrete block construction with mainly roughcast and painted elevations under a pitched slate roof with a fibreglass 'polyroof' to the garden store room. The property also has the benefit of PV panels.

DIRECTIONS: Entering the village from the Caernarfon direction, shortly before you reach the green bus shelter on your right hand side, take the first turning on the right into Tafarngrisiau. Continue up the road for approximately 75 yards and as you approach the brow of the hill, turn left into Bryn Y Mor. When the road splits, bear right, continue towards the end of the cul de sac and the property will then be found on your left hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

A wood effect double glazed composite front door opens into the

RECEPTION HALL/UTILITY ROOM 10' 2" (3.08m) x 7' 8" (2.32m) having tile effect Karndean flooring, a range of matching base and wall cupboard units having a recess with plumbing and wastepipe for a washing machine and wood effect rolled edge heat resistant worktops, a double radiator, a uPVC double glazed window, a high level leaded 'borrowed light' screen, a strip light fitting and the following rooms off:

REAR BEDROOM FOUR 9' 9" (3.00m) x 9' 6" (2.92m) having wood effect laminate flooring, a single radiator, a range of fitted cupboards, adjustable wall shelves, a uPVC double glazed window, a dressing mirror and a pine lattice glazed door.

BREAKFAST ROOM approx. 17' 6" (5.32m) x 5' 9" (1.78m) having tile effect Karndean flooring to match the reception hall, a breakfast bar, two uPVC double glazed windows, a uPVC double glazed external door providing access to the patio and garden, two points for wall lights and a fluorescent strip light fitting. The breakfast room then opens into the

KITCHEN 9' 9" (2.98m) x 9' 9" (2.98m) with a range of matching base and wall cupboard units having a recess with a gas point for a cooker and a filter unit over, a further recess with plumbing and waste pipe for a dishwasher, discreet worktop lighting and solid granite worktops incorporating a 1½ bowl stainless steel sink with a swan-neck mixer tap. Tile effect Karndean flooring to match the breakfast room, a double radiator, tiled splash backs to the worktops, a uPVC double glazed window, a heat detector alarm, a fluorescent strip light fitting and a glazed light oak veneered door opening to the

INNER HALL 13' 0" (3.96m) x 6' 5" (1.94m) (max) having Karndean wood effect flooring, a bespoke range of fitted cupboards and drawers beneath the staircase, a single radiator, a deep built-in storage cupboard with a light oak veneered door housing the electricity meter and consumer unit, a high level wall shelf, a coved ceiling with a smoke detector alarm and the following rooms off:

FITTED CLOAKROOM 6' 6" (1.98m) x 3' 3" (2.00m) having a white suite comprising a wall mounted wash hand basin and a WC low suite. Wood effect flooring, part tiled walls, a 'ladder' style heated towel rail, a wall mounted medicine cabinet, a uPVC double glazed window and a light oak veneered door.

STUDY/BEDROOM FIVE 9' 9" (2.98m) x 9' 5" (2.86m) having wood effect laminate flooring, a tall fitted 'light oak' storage cupboard with built-in shelving, a single radiator, a wooden framed double glazed window, two points for wall lights, a glazed light oak veneered door, a coved ceiling with a smoke detector alarm and twin glazed light oak veneered doors providing independent access to the lounge.

SHOWER ROOM 14' 0" (4.28m) x 8' 3" (2.52m) having a white suite comprising a large rectangular shower tray with a Mira Sport electric shower and a glazed shower screen, a wall mounted wash hand basin and a WC low suite. Tiled floor, fully tiled walls, a tall 'ladder' style heated towel rail, a light oak veneered door, an extractor fan, a fluorescent strip light fitting and a pine Velux double glazed roof window.

LOUNGE 16' 6" (5.02m) x 12' 9" (3.88m) (max) having Karndean wood effect flooring, a recessed contemporary style electric fire, two single radiators, a uPVC double glazed window, a glazed light oak veneered door from the inner hall, two points for wall lights, a coved ceiling with a smoke detector alarm and twin glazed light oak veneered sliding doors opening into the

DINING ROOM/SUN ROOM 14' 3" (4.33m) x 9' 8" (2.95m) having a terracotta tiled floor, a double radiator, a wide uPVC double glazed window, a smoke detector alarm, recessed ceiling downlighters and uPVC double glazed french windows opening out onto the rear patio.

FIRST FLOOR

A straight slight staircase with a glass/light oak balustrade then leads up from the inner hall to the first floor landing which has wood effect laminate flooring, a glazed/light oak handrail to the stairwell, adjustable wall shelves, a uPVC double glazed window, a deep built-in airing cupboard with pine slatted shelving housing a Worcester Greenstar 30i ErP wall mounted mains gas fired condensing 'combi' boiler with an integral digital programmer, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 18' 0" (5.50m) (max) x 9' 9" 2.96m) having wood effect laminate flooring, a wide range of fitted bedroom furniture including wardrobes, two bedside cabinets and storage cupboards all with matching louvre doors and a bespoke pine dressing table with three underdrawers. Two single radiators, a uPVC double glazed window, two points for wall lights, a light oak veneered door and a uPVC double glazed French window opening out onto the

REAR BALCONY 17' 3" (5.26m) x 8' 5" (2.56m) which has a smoked glass/galvanised steel handrail and from which there are delightful views of the Menai Strait and Anglesey.

REAR BEDROOM TWO 10' 6" (3.20m) x 9' 7" (2.92m) having wood effect laminate flooring, a single radiator, a uPVC double glazed window and a light oak veneered door.

REAR BEDROOM THREE 10' 0" (3.06m) x 9' 7" (2.92m) having wood effect laminate flooring, a range of fitted wardrobes, cupboards, shelving and a 'desk'; a single radiator, a uPVC double glazed window, a light oak veneered door and an access hatch to the roof space.

SHOWER ROOM 6' 9" (2.04m) x 6' 0" (1.84m) having a white suite comprising a large rectangular shower cubicle with a Triton electric shower and a glazed shower screen, a pedestal wash hand basin and a WC low suite. Luxury vinyl tiled flooring, fully tiled walls, a 'ladder' style heated towel rail, a wall mounted medicine cabinet, a shaver socket, a uPVC double glazed window and a light oak veneered door.

OUTSIDE

To the front of the property, there is a lawned garden with mature shrubs and trees, a bike storage unit, a garden hose point and a concreted driveway which provides PRIVATE OFF ROAD PARKING FOR TWO CARS.

To the rear of the property, there is a private sheltered paved patio with a second garden hose point, low level wall lights, a Perspex canopy, a bulkhead light fitting and wooden steps leading down to a private gravelled low maintenance garden area having a paved path, painted post and rail fencing and a brick/concrete block built STORE ROOM 8' 5" (2.54m) x 7' 8" (2.32m) having fitted wall cupboard units, a uPVC double glazed window, a fluorescent strip light fitting and a uPVC door.

The rear garden also has a triangular shaped TIMBER GARDEN SHED, a WOODEN BIKE STORE and a concreted side path with a gate providing independent access to the rear of the property.

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 vendor that mains water, drainage, gas and electricity are connected to the property.

COUNCIL TAX: Band E

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