9 Llys Y Nant, Ruabon, LL14 6DJ

DIRECTIONS - From Wrexham City Centre following Mold Road passing the Football Ground on the right. At the second roundabout take the first exit in a Southerly direction onto the A483 in the direction of Oswestry. Take the exit after approx. 4 miles at the signpost for Llangollen and Whitchurch, exit the by-pass and at the roundabout take a left and first left again at the T junction onto Park Street. Continue until the next T and junction and then take a left onto Bridge Street and then first left again into Tan y Llan. Proceed past a former Chapel on the right and thereafter Llys y Nant will be observed on the left hand side.

LOCATION - Llys y Nant is located within the Village of Ruabon which provides a good range of day to day shopping facilities together with social amenities and both primary and secondary schools. The nearby A483 dual carriageway provides good communication links to Chester and the motorway networks beyond together with the major commercial, industrial and tourism center's within the region. The popular picturesque Tourist Town of Llangollen is also only within a short driving distance.

DESCRIPTION - This well presented end mews property has the benefit of 3 bedrooms, spacious lounge with French doors opening to rear garden having a pleasant aspect, kitchen with a range of base and wall units with wood effect worktops and stainless steel oven hob and extractor fan, ground floor modern bathroom and two useful storage cupboard. Gas fired central heating and double glazing. Small lawned garden area to the rear and parking.

ACCOMMODATION - 9 Llys y Nant is a well presented end mews property within this Courtyard Development that enjoys a pleasant setting and briefly comprises Canopy Porch with welcome light. Entrance Hall with 6 panel white doors off. Storage cupboard housing the Worcester wall mounted combination boiler. Ground Floor Bathroom appointed with a white three piece bathroom suite of wash basin with centre mixer tap and vanity cupboard below, double ended bath with shower over and folding shower screen, low flush w.c. with concealed cistern, part tiled walls and vinyl flooring. The Spacious Lounge enjoys a pleasant aspect to the French doors overlooking the rear garden with river beyond and wooded area, neutral carpet and decoration, sky aerial connections and stairs off to first floor. Useful store cupboard. An archway then provides access to the kitchen which is appointed with a range of cream fronted base and wall cupboards with wood effect worktops and 1 ? bowl stainless steel sink unit with window above, plumbing for automatic washing machine, space for fridge freezer, stainless steel electric oven with 4 ring gas hob above and extractor in canopy. On the first floor there are 3 Bedrooms. Bedrooms 2 and 3 having a pleasant rear aspect overlooking the river. Bedroom 1 looks into the courtyard and is spacious in size. The property benefits from gas fired central heating and double glazing. To the outside there is a parking bay with communal garden area. This particular property also benefits from its own rear garden and paved patio.

Entrance Hallway- 4`08" x 4"03"
Bathroom- 7`08" x 4`11"
Living Room - 19`02" x 16`00"
Kitchen- 7"11" x 7"08"
Bedroom Number 1 - 15`10" x 9`10"
Bedroom Number 2 - 13`10 x 9`03"
Bedroom Number 3 - 9`00" x 6"03"

SERVICES - Mains water, gas, electricity and drainage connected, subject to statutory regulations.

COUNCIL TAX BAND - C