Parc Aelas, Llangernyw, Abergele

A beautifully presented detached three bedroom family home situated within a quiet cul-de-sac of similar style properties, occupying an attractive setting on the outskirts of the village

Tenure: Freehold. EPC - TBA. Council Tax Band - D.

The property has been well cared for over the years and offers spacious, comfortable family accommodation with the benefit of uPVC double glazing and electric and solid fuel heating. Features include a welcoming reception hall, cloakroom, lounge/dining room with multi-fuel stove, fitted kitchen, rear sun lounge.

To the first floor there is a half landing with access to the study which is located over the garage, three bedrooms and a family bathroom.

Outside, the property enjoys established lawned gardens to both the front and rear, together with driveway parking and an integral garage.

VIEWING HIGHLY RECOMMENDED

The Accommodation Affords: - (Approximate measurements only)

Front Entrance - uPVC double glazed front door and window leading to Reception Hall with double panel radiator, exposed timber flooring, staircase leading off to first floor level, coved ceiling, night storage heater, understairs storage cupboard. Staircase leading up to first floor level.

Downstairs Cloak Room - Wash basin, w.c. cloak hanging hooks.

Lounge / Dining Room - 6.36m x 4.44m (reducing to 3.47m in dining area) ( - Living room with feature deep recessed fireplace housing multi-fuel stove with back boiler for central heating and hot water, exposed timber flooring, night storage heater, radiator.
Rear dining area; radiator, French doors leading onto rear garden, doorway leading to Kitchen.

Kitchen - 2.75m x 2.7m (9'0" x 8'10") - Fitted base and wall cupboards with complementary worktops, electric cooker point, concealed filter extractor above, radiator, single drainer sink with mixer tap, uPVC double glazed window overlooking rear, telephone point, space for fridge, plumbing for dishwasher. Built-in understairs pantry cupboard with shelving. Timber and glazed door leading through to rear Sun Lounge.

Rear Sun Lounge - 4.4m x 2.91m (14'5" x 9'6") - Feature log burning stove, recessed book shelving, timber flooring, twin timber and glazed French doors leading onto rear garden.

Integral Car Garage - 3.1m x 4.75m (10'2" x 15'7") - Power and light connected.

First Floor Level - At half landing there is access to a Study Room (3.3m x 1.73m) located above the Garage with night storage heater, skylight window.

Main Landing - Access to roof space.

Bedroom 1 - 3.35m x 3.36m (10'11" x 11'0") - Radiator, uPVC double glazed window overlooking front, timber flooring.

Bedroom 2 - 3.47m x 2.94m (11'4" x 9'7") - uPVC double glazed window overlooking rear enjoying open views, night storage heater, recessed shelving and storage.

Bedroom 3 - 2.93m x 2.37m maximum (9'7" x 7'9" maximum) - 'L' shaped, recessed storage cupboard, radiator, uPVC double glazed window to front.

Bathroom - 2.0m x 1.68m (6'6" x 5'6") - Three piece suite comprising; panelled bath with shower above, pedestal wash handbasin, low level w.c. radiator, wall tiling, uPVC double glazed window, built-in airing cupboard with cylinder and immersion heater.

Outside - Driveway providing ample off road parking, lawned front garden with established shrubs and plants, attractive private rear garden, mainly laid to lawn with outside patio and seating area.

Services - Mains water, electricity and drainage are connected to the property, night storage heaters and solid fuel central heating, water meter.

Viewing - By appointment through the agents Iwan M Williams, 5 Denbigh Street, Llanrwst, tel , email

Proof Of Funds - In order to comply with anti-money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases: IDENTITY DOCUMENTS: a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS: a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address.

Council Tax - Band D.

Directions - Proceed along the B5318 from Llanrwst to the village of Llangernyw and on approaching the village, take a left into Parc Aelas and No. 7 will be viewed on the left hand side.

The village is popular and offers local amenities including a shop, public house and school, all within walking distance. The location also provides convenient access to the surrounding countryside and wider Elwy Valley area.