Llanfairfechan, LL33

The property is of stone construction under a pitched slate roof.

DIRECTIONS: Entering Llanfairfechan from the Bangor direction on the A55, when you reach the traffic lights at the crossroads in the centre of the village, turn right into Village Road. Continue up the road for approximately 175 yards and the property will then be found on your right hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has a canopy entrance with a part glazed front door opening into the

RECEPTION HALL 18' 0" (5.50m) x 6' 3" (1.92m) (max) having a double radiator, a coved ceiling with a smoke detector alarm and the following rooms off:

LOUNGE 13' 2" (4.00m) x 12' 7" (3.86m) having a slate faced fireplace extending to form a matching plinth and a wooden topped bar, a double radiator, two secondary double glazed sash windows, two points for wall lights, a picture rail and a coved ceiling.

SITTING ROOM 13' 3" (4.02m) x 12' 9" (3.90m) having wooden floorboards, an ornate fireplace with a carved polished slate surround, a fitted fireside cupboard with twin louvre doors, a double radiator, two secondary double glazed sash windows, two points for wall lights, a picture rail and a coved ceiling.

A doorway from the rear of the reception hall then opens into the

REAR HALL 11' 0" (3.38m) x 6' 2" (1.88m) having wood effect vinyl flooring, a vertical radiator, an external door providing independent rear access and the following rooms off:

DINING ROOM 16' 0" (4.90m) x 13' 0" (3.96m) having pine floorboards, a double radiator, a wide fitted window seat, wood effect panelled walls, a part dado rail and pelmet downlighters.

KITCHEN 12' 9" (3.88m) x 11' 11" (3.63m) with a range of matching base and wall cupboard units having deep pan drawers, a built-in eye level fan assisted double electric oven/grill and granite pattern rolled edge heat resistant worktops incorporating an inset 1½ bowl single drainer stainless steel sink with a swan-neck mixer tap and an inset 4-burner gas hob with a panelled splash back and a filter canopy over. Wood effect vinyl flooring, part painted 'T&G' panelled walls to dado level, a tall vertical radiator, a secondary double glazed sash window with a deep window seat and recessed ceiling downlighters.

BASEMENT

A door from the rear hall then opens to a straight flight staircase leading down to the basement level which comprises:

CENTRAL HALL/UTILITY ROOM 27' 10" (8.50m) x 6' 6" (1.96m) having a double radiator, an Alpha e-tec 38 wall mounted mains gas fired 'combi' boiler with an integral digital programmer, plumbing and waste pipe for a washing machine, a smoke detector alarm, recessed ceiling downlighters and the following rooms off:

STORE ROOM 13' 0" (3.98m) x 12' 4" (3.76m) having a slate slab floor, a double radiator, a high level electricity meter and consumer unit and recessed ceiling downlighters.

STORE ROOM 13' 0" (3.96m) x 12' 3" (3.72m) having a slate slab floor, a double radiator and recessed ceiling downlighters.

FIRST FLOOR

A straight flight staircase with a painted spindle balustrade then leads up from the reception hall to a spacious first floor landing which has a double radiator, a consumer unit, a smoke detector alarm and the following rooms off:

FRONT BEDROOM ONE 13' 3" (4.04m) x 12' 10" (3.93m) having painted pine floorboards, an ornate cast iron fireplace with a painted slate surround, a double radiator and a secondary double glazed sash window.

FRONT BEDROOM TWO 13' 3" (4.04m) x 12' 7" (3.84m) having a part painted slate fire surround, a double radiator and two secondary double glazed sash windows.

REAR BEDROOM THREE 13' 4" (4.06m) x 12' 6" (3.82m) having an exposed dressed stone feature wall, a double radiator and a secondary double glazed sash window.

STUDY 6' 4" (1.96m) x 6' 0" (1.86m) having a 'ladder' style heated towel rail and a secondary double glazed sash window.

BATH/SHOWER ROOM 12' 8" (3.86m) x 12' 8" (3.86m) having a beautiful tiled floor, a white suite comprising a freestanding 'rolltop' bath having claw feet and pillared taps, a large rectangular tiled shower area with a glazed shower screen and dual showers including a 'monsoon', a wall mounted wash hand basin and a high level WC. Tiled walls to dado level, a vertical column radiator, a 'ladder' style heated towel rail, a secondary double glazed sash window with shutters and recessed ceiling downlighters.

SECOND FLOOR

A further straight flight staircase with a pine handrail then leads up from the first floor landing to the second floor landing which has wooden floorboards, a single radiator, a fitted cupboard housing a second Alpha e-tec wall mounted mains gas fired 'combi' boiler with an integral digital programmer and the following rooms off:

FRONT BEDROOM FOUR 13' 3" (4.02m) x 13' 0" (3.94m) having wooden floorboards, a double radiator and a secondary double glazed sash window.

FRONT BEDROOM FIVE 13' 1" (4.00m) x 12' 9" (3.88m) having wooden floorboards, a double radiator and a secondary double glazed sash window.

WALK-IN WARDROBE 6' 2" (1.90m) x 6' 2" (1.90m) having a roof skylight and partially restricted head height due to the roof slope.

REAR BEDROOM SIX 13' 3" (4.04m) x 12' 10" (3.92m) having wooden floorboards, a double radiator and a dormer window. This roof has partially restricted head height due to the roof slope.

SECOND BATHROOM 12' 7" (3.86m) (max) x 7' 0" (2.12m) having a white suite comprising a pine 'T&G' panelled bath with a hand-held shower, a pedestal wash hand basin and a WC low suite. Wood effect vinyl flooring, part tiled walls, an electric fan heater and a dormer window. This room again has partially restricted head height due to the roof slope. A sliding door then provides access from the bathroom to a

STORE ROOM 12' 9" (3.90m) x 6' 3" (1.90m) having a tall fitted cupboard.

OUTSIDE

To the front of the property, there is a good sized garden having two paved patios, a wide brick paved central path and an abundance of colourful mature plants, shrubs and trees. To the rear of the property, there is a large concreted driveway which provides PRIVATE OFF ROAD PARKING SPACE FOR AT LEAST SIX CARS together with an OPEN SHELTER 9' 9" (3.00m) x 9' 6" (2.90m) having an adjoining STORE ROOM.

A path then provides access to the side of the property where there is a lawned garden with wooden fencing and FIVE STABLES.

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 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

VIEWING: By appointment through agents.