Borth

Commanding a picture postcard vista over the Borth & Ynyslas coastline, this lovingly presented three bedroomed bungalow with beautifully manicured gardens, is surely a must see for any discerning buyer looking for the seaside home. This is a great family home offering functional living space and three decent bedrooms plus attached garage with utility room, whilst outside the landscaped grounds provide a variant of options for the avid green fingered hobbyist, as well as a natural vantage point over the coastline and Dyfi estuary. Borth & Yynslas is of course a much vaunted seaside destination offering plenty of activities to enjoy, from simple walks to playing the oldest golf links in Wales plus a whole range of water based pursuits for the more active.

Accommodation Comprises
The property is entered via PVCu double glazed door to

Entrance Porch
Double glazed PVCu windows to side elevations. Casement glazed door

Hallway
Power point. Double panelled radiator. Cloaks cupboard.
communicating doors off to:-

Kitchen - 14'9" (4.5m) x 7'0" (2.13m)
Double glazed PVCu window to rear elevation. Range of base and eye level units with fitted work tops over. Fitted electric oven and grill. Four ring halogen hob with extractor over. One and a half bowl, single drainer ceramic sink unit. Ceramic wall tiles to water sensitive areas. Range of power points. Cupboard housing `Worcester` LPG boiler providing domestic hot water and central heating facilities.
Communicating doors to sitting room and dining room.:

Sitting Room - 12'10" (3.91m) Max x 19'8" (5.99m)
Double glazed PVCu window to front elevation. Inset fireplace having slate hearth with oak beam over. Double panelled radiator. Range of power points. TV point.
Door back to hallway and pair of georgian glazed doors to:-

Dining Room - 14'4" (4.37m) x 7'9" (2.36m)
Two double glazed PVCu windows to rear elevation. Pair of double glazed PVCu doors to side elevation. Two double glazed PVCu `velux` roof lights. Ceramic tiles to floor. Power points.
Door to:-

Garage. - 14'2" (4.32m) x 13'2" (4.01m)
Pair of timber doors to front elevation. Further double glazed PVCu casement door to front elevation. Range of power points. Doors off to:-

Cloakroom
Suite comprising low flush wc and wash hand basin. Glazed window to rear elevation.

Utility Room
Plumbing for washing machine. Fitted shelving. Power points

Bedroom Three - 9'3" (2.82m) x 9'3" (2.82m)
Double glazed PVCu window to front elevation. Range of power points. Double panelled radiator. Pair of doors to built-in closet / wardrobe

Bedroom One - 11'10" (3.61m) x 9'3" (2.82m)
Double glazed PVCu window to front elevation. Range of power points. Double panelled radiator. Pair of doors to built-in closet / wardrobe

Bedroom Two - 10'0" (3.05m) x 8'6" (2.59m)
Double glazed PVCu window to front elevation. Range of power points. Double panelled radiator.

Bathroom
Opaque double glazed window to rear elevation. Suite comprising pedestal wash hand basin, `eco` flush wc and panelled `P` bath having chrome mixer shower over with glazed screen. Ceramic wall tiling. Ceiling recessed down lights.

Outside
The property is approached from a private lane with two brick built pillars and gated access to tarmacadam driveway leading to car port and the immediate front of the property.
The main front gardens are laid to lawn featuring a number shrubs and seasonal colour. Newly installed steps then lead down to the front perimeters where there is a number of vegetable beds etc, fruit garden, ornamental raised pond, pathways, feature footbridge and timber built summer house. Various raised beds to the side and greenhouse. Gated access to the rear courtyard patio, which has purpose built wall retaining an upper banked garden area. To the other side of the property adjacent to the car port is a purpose built raised deck with further enhances the coastal panorama.

Services
We are advised that mains electric, water and drainage services are connected.
LPG central heating
Council Tax Band E

Anti Money Laundering
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill. The successful purchaser(s) will be charged £20 including vat, per person for digital AML verification. We appreciate your cooperation to avoid any delays in finalising the sale.

Important Information
Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER..



Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.