Llys Y Graig, CH7 6SG

Berry & George Estates was set up to make selling and buying your home easier - plain and simple. Unlike most agents, we're available 7 days a week, including out of hours, because that's when people actually need us! Read our glowing Google Reviews, left by real people, like you!


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If entertaining is your think, then look no further as this home is pretty much geared to gatherings, there's a beautiful kitchen / breakfast / dining room with an open-plan orangery just off, as well as a fabulous lounge, an office / study, four really good bedrooms, en-suite (obvs), a cloakroom and a nice private garden, and all of this just a short walk to the Super School.....so no more nasty congestion for you in the morning!! Oohh....and let's not forget the modern day solar panels for cheaper heating and car fueling!


The one facet of a home that can never be faked is space. If somewhere is cramped then no amount of clever design can fully conceal the fact and this is never truer than in many offerings from some of the major builders. Homes that from first impressions seem to talk the talk, on closer inspection fail to walk the walk, providing accommodation that is inconveniently laid out or worse, simply too small.


However, to every rule there is an exception and happily, we can count this immaculately presented family home among this number. Although part of a small estate, the scale of its accommodation feels slightly at odds with its surroundings, and with a Sainsburys Local less than three minutes away by car (I've tried it...) and a new super school that's just a stones throw (I haven't tried that) it seems very well placed..


The entire area to the front of the home has been laid to block paving, meaning there will never be an issue with parking, so be prepared as this is the home where many friends will always be visiting, because this is the sort of home that encourages social gatherings.


To one side of the home's front elevation is the attached garage with its electric roller shutter door for added convenience, although this is only a half garage as the other half is now another handy reception room. It could always be very easily converted back if needed - but I've got to say, it works really well......and let's face it, cars are no longer made of sugar and are quite capable of withstanding the elements of today.


Opening the semi glazed dark composite front door and stepping into the inner hallway, it is hard not to be impressed by the space, this really could be another reception room, it's that big! Also, another great feature is the immensely practical "wood effect" ceramic flooring, which is not only very attractive but virtually indestructible, making it perfect for a busy family home. This is a very large space in which to store many shoes and coats, before wondering into the main hub of the home.


Passing along the hall we find on our left the useful downstairs cloakroom, with its contemporary lavatory and pedestal wash hand basin. A frosted window keeps it nice and light and also very private.


Adjacent to the cloakroom, in the recess housing the foot of the lovely turned staircase, lies the purpose built home office. This is something which in these days of ever increasing fuel costs that's destroying the practicality of commuting, is becoming less of a luxury and more simply sensible, as getting to work will never be cheaper. That is unless Ms Reeves puts a tax on carpet slippers... but maybe I shouldn't give her ideas.


On the opposite side of the hall is a door into the lounge and this, like all the doors in the home, is a solid wood item which closes with a reassuring clunk and a sensation of solidity that's rarely found in modern homes.


The lounge is everything you would expect in a home of this calibre, well lit via the box bay window and big enough to feel luxurious while never becoming intimidating. When sitting in here, your main focal point settles on the weapons grade log burner in the fireplace, a welcome addition in any home and something that beats any TV for entertainment value on a winter's evening.


At the top of the hall, we enter the kitchen or to be pedantic, the kitchen/dining room, though such is the scale these would tend to be seen as separate entities. This kitchen section is floored in beautiful ceramic tiling and features fitted units in an 'L' formation which conceal all the expected integrated technology such a kitchen demands. Owing to the generous width of the room, the inner wall has a breakfast bar comfortably accommodated against it, allowing for casual dining when the formality of serving food a few scant paces away, feels like too much faff.


A door beyond the breakfast bar opens into the ever useful utility room which provides further fitted units for storage, another stainless sink unit and spaces for the washing machine and drier, thus removing all the noisier items from the place where you actually spend your time.


Passing through the kitchen section and into the dining room, things move up a gear as a strange but welcome sensation assaults our toes as we come to terms with the under floor heating in here and the adjacent living area. Oh yes. Warm socks; the definition of luxury. This is a delightfully spacious room, adequate for the size of table that so family and socially oriented a home. as this. is likely to need When everyone is home, the convenience of being able to spill over so easily into the living Orangery area beside it, adds to its attractions.


Speaking of the attached living area, the extra light afforded by its lantern roof, massive windows and patio doors make it feel almost like a conservatory, but it has none of the associated disadvantages. Being part of the home it is insulated, thus avoiding becoming unbearably hot in the summer while the under floor heating prevents the opposite problem during the winter. This bonus enables it to comfortably fulfil its purpose of becoming an extension of the living space. As if that lounge were not enough...


Outside, the rear garden is a delight. Big enough to keep everyone happy with various different sections, from formal play area for small children, to paved BBQ areas where adults can pretend to watch them as they tuck in and all surrounded by a series of walled terraces filled with decorative plants. Low maintenance, it offers high enjoyment with minimal effort. I bet Titchmarsh wishes he'd thought of that...and let's not forget the wooden fencing as it is also something to marvel at.


Moving back inside and upstairs, we come to a decent sized langing. It's kept nice and bright up here thanks to the large window at the top of the stairs, that also offers some pretty spectacular far reaching views.


The first of the bedrooms overlooks the garden and is a practically sized double room, though I admit, if your wardrobe style of choice is heavy, mahogany and French, built in the 16th century, then you may need to curb your ambitions slightly. But most kids and adults would be happy with this.


Further along the 'L' shaped landing, the second bedroom, which overlooks the front of the home and offering far reaching views also, is considerably bigger. Indeed in here, restraint becomes unnecessary allowing you to select furniture according to taste rather than having to choose what will fit.


Opposite here, the family bathroom does exactly what it says on the tin, although rather like the rest of this impressive home, it does so with panache. There is a capacious linen cupboard in one corner, the walls are tiled to waist height in neutral white while the suite comprises a stylish pedestal hand basin, lavatory and a traditional bath with a centrally positioned mixer tap.


Beside this we come to the third bedroom, which replicates the second in size. Basically, this means it is a well proportioned double room with ample space for all the free standing furniture you could want, even with a king sized bed in position.


Finally we come to the principal bedroom with its full complement of fitted furniture. In here is space for twin bedside cabinets beside a king sized bed, while one complete wall is occupied by a four door fitted wardrobe. In the far corner, this is joined by a matching dressing table and large chest of drawers. In between these two is the door into the en-suite.


This is comfortably sized and replicates the black ceramic tiled floor from the bathroom, complimenting the white marble effect walls, while the suite comprises a vanity hand basin with storage drawers beneath, lavatory and a generously sized walk-in shower adding the finishing touch.


Useful information:

COUNCIL TAX BAND: G (Flintshire)
ELECTRIC & GAS BILLS: TBC
WATER BILL: TBC
EPC RATING: 'B'
SOLAR PANELS:


Photos are taken with a WIDE ANGLE CAMERA so PLEASE LOOK at the 2D floor plans for approximate room sizes, as we don't want you turning up at the home and being disappointed, courtesy of planstosell.co.uk:


All in all, this is a real stand-out modern family home offering space, style and sheer quality. Quality, both in its construction and the way it has been fitted out, combining modernity and efficiency with that most elusive of things: atmosphere. Many homes aspire to this but few actually pull it off as well as here, where you simply feel welcome as you walk in. As a family home it would be hard to better, offering a flexibility of accommodation that meets the needs of a disparate family group while demanding compromise from no one. It is the home you want, in the condition you require at a price that justifies itself. Sounds perfect? It just about is... so give Berry and George a call today, it'll be the best thing you do all day...unless you're a film star, racing driver etc, in which case, it'll be the 2nd best thing you do!


Berry and George are here to help you throughout the buying and selling process, nothing is too small for us to help you with - please feel free to call us to discuss anything with regards to buying or selling.


This write-up is for light hearted reading and should be used for descriptive purposes only. Some of the items mentioned in it may not be included in the final guide price and may not be completely accurate - so please check with the owners before making an offer.


Always check floor plans before visiting as photographs are taken with a wide angle lens and room sizes can appear deceiving and we don't want you to be disappointed when you view.


1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While Berry and George endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact Berry & George Ltd and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. Anti Money Laundering - Note - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.
6. MISREPRESENTATION ACT 1967: THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS. NEITHER BERRY AND GEORGE Ltd NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY!
UNAUTHORISED COPY OF THESE SALES PARTICULARS OR PHOTOGRAPHS WILL RESULT IN PROSECUTION - PLEASE ASK BERRY & GEORGE LTD FOR PERMISSION AS WE OWN THE RIGHTS!