Llawr Y Dyffryn, Ruthin

A VERY SPACIOUS AND HIGHLY APPOINTED 4 BEDROOM DETACHED HOUSE, EXTENDED AND RE-MODELLED TO PROVIDE A VERSATILE FAMILY HOME, A BEAUTIFUL MODERN KITCHEN/DINING ROOM, INTEGRAL GARAGE & GARDENS.

Located in a very convenient residential area close to the Glasdir schools and town centre it affords an enclosed porch, large hallway, lounge, luxury fitted kitchen/dining room, enclosed side hall with refurbished cloaks and utility room. First floor landing, 4 bedrooms, one capable of sub-division to create a further bedroom and refurbished luxury bathroom and separate shower room.
Wide drive with integral garage. Private rear garden with lawn, patios and storeshed.

Location - The medieval town of Ruthin provides a wide range of shopping facilities catering for most daily requirements. There are primary and secondary schools for all ages together with leisure facilities and Mold is some 11.5 miles distant whilst Chester 24 miles. There are good road communications providing access for those wishing to commute to the motorway network.

The Accommodation Comprises -

Entrance Porch - 2.24m x 1.40m (7'4" x 4'7") - UPVC double glazed front door with full depth obscured glass panes to either side and a further window to gable leading to an enclosed porch with ceiling downlighters and woodgrain effect floor finish. Double glazed UPVC door leading to large central hall.

Central Hall - 4.98m x 2.01m (16'4" x 6'7") - Staircase rising off, coved ceiling with downlighters, woodgrain effect floor finish, panelled radiator. Panelled door leading from the hall to side hall.

Lounge - 5.03m x 4.04m (16'6" x 13'3") - A very spacious room to the front of the house with a wide double glazed window and Venetian blind, coved ceiling, TV point and panelled radiator. Georgian style glazed door leading to splendid open plan kitchen/dining room.



Kitchen/Dining Room - 7.14m x 3.58m (23'5" x 11'9") - Re-modelled to provide a large and versatile room to the rear of the house, it is also well lit with two double glazed windows and double glazed French doors opening to the patio and garden.

The kitchen is fitted with a modern range of base and wall mounted cupboards and drawers with light grey toned finish to door and drawer fronts and contrasting solid black granite working surfaces to include peninsula breakfast bar.

There is a dresser style unit to one wall with glazed display cabinets, open shelving, pan drawers and integrated larder fridge. To the side there is space for a slot in range cooker with gas point, glass upstand and a large stainless steel extractor hood and light above, inset one and half bowl stainless steel sink with stainless steel mixer tap, integrated dishwasher, pull out waste drawer, granite upstands and windowsills, ceiling downlighters and coving, stone effect floor finish, double panelled radiator.



Side Hall - 2.79m x 0.99m (9'2" x 3'3") - Glazed door to side and door to garage.

Cloakroom - Recently refurbished with a quality white suite comprising fitted cabinet to one wall with wash basin with pillar taps and low level WC with concealed cistern, fully tiled walls to a stone effect finish with matching flooring, double glazed window, white power coated towel radiator.

Utility Room - L-shaped room with plumbing for washing machine, space for tumble dryer, modern Worcester gas fired combination boiler providing heating and hot water, matching flooring to hall and cloakroom, double glazed window, panelled radiator.

Bedroom One - 3.89m x 3.40m (12'9" x 11'2") - Wide double glazed window to front with views across the cul de sac towards rolling countryside and Llanfrwrog church, built-in double door wardrobe, panelled radiator.

Bedroom Two - 3.63m x 2.39m (11'11" x 7'10") - Double glazed window to rear with views across Llawr Y Dyffryn towards the Clwydian Hills, panelled radiator.

Bedroom Three - 3.89m x 2.82m max (12'9" x 9'3" max) - Double glazed window to front, deep recess with open fronted wardrobe, panelled radiator.

Bedroom Four - 9.09m x 2.51m (29'10" x 8'3") - A spacious and versatile room which extends the full depth of the left hand elevation of the house with dual aspect, ceiling downlighters, two panelled radiators.

The room could readily be sub-divided to provide a five bedroom home or en suite bathroom.



Bathroom - 2.59m x 2.16m (8'6" x 7'1") - Modern white suite comprising free-standing contemporary roll top bath with exposed feet and pillar tap, pedestal wash basin, fully tiled walls with wall mounted mirror, medicine cabinet, downlighters, double glazed window, slate effect floor finish, chrome towel radiator.

Shower Room - 2.59m x 1.85m (8'6" x 6'1") - Modern suite comprising a large floor level tray with glazed screen, high output shower with monsoon style head, pedestal wash basin and WC, fully tiled walls, ceiling downlighters, slate effect floor, chrome towel radiator.

Outside - The property has a low level wall to front with a wide tarmacadam driveway leading in providing ample space for parking 2 or 3 cars together with access to the integral garage. Adjoining is a shaped lawn with shrubbery border to front. Gated access to either side with an additional drive area to the left hand gable providing space for caravan or boat. The rear garden affords a high degree of privacy with screen fencing to three sides together with a wide flagged patio which extends across the majority of the rear elevation of the house with timber framed and panelled garden shed, central lawn, strawberry bed, further patio area to the rear boundary, timber framed and panelled dolls house.

Integral Garage - 5.44m x 2.79m (17'10" x 9'2") - Metal up and over door to front, electric light and power installed, two high level double glazed windows, personnel door leading to the side hall.

Directions - From the Agent's Ruthin Office proceed down Clwyd Street and on reaching the junction with Mwrog Street bear right and immediately left onto Denbigh Road. Continue up to the periphery of town and take the left turning onto Maes Hafod which is immediately before the Esso petrol Station. Continue for about 250 yards, past the turning into the Llawr Y Dyffryn cul-de-sac and the house will be found on the left.

Council Tax - Denbighshire County Council - Tax Band E

Tenure - Freehold.

*Anti Money Laundering Regulations - Before we can confirm any sale, we are required to verify everyone’s identity electronically to comply with Government Regulations relating to anti-money laundering. All intending buyers and sellers need to provide identification documentation to satisfy these requirements.

There is an admin fee of £30 per person for this process. Your early attention to supply the documents requested and payment will be appreciated, to avoid any unnecessary delays in confirming the sale agreed.

*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 - Referrals - 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