Gilfach Barn, Banc y Ffordd

LOCATION & AMENITIES

The property is situated within the small rural hamlet of Banc y Ffordd which lies on the outskirts of the Teifi Valley town of Llandysul, and offers a good range of local facilities & amenities.  These include: shops, a post office, two medical practices, public houses, places of worship, a leisure centre, indoor swimming pool and a brand new 3 to 18yrs ‘super school’.  The market town of Newcastle Emlyn lies just 7 miles away, with the administrative town of Carmarthen, with rail links and access to the M4 Motorway just 11 miles due south-east. No directions are given in this portfolio as viewers are accompanied. 

MEASUREMENTS, CAPACITIES & APPLIANCES

The measurements in this brochure are for rough guidance only; accurate measurements have not been taken.  Philip Ling Estates have not formally verified any appliances, which are included in the asking price.  Therefore, it is advised that the prospective client prior to purchase validates such information.

ACCOMMODATION

The accommodation (with approximate measurements) comprises:

ENTRANCE                          Via gravelled pathway leading to the rear of the property and around to entrance via glazed orangery.

ORANGERY                         Fully glazed, single pitched roof and top light to one side. Feature exposed stone walls. Large ‘Belfast’ style sink unit with twin bowls and single drainer, plumbing beside for washing machine. Filtration system for the borehole fed water supply.  Quarry tiled floor. Access through to the accommodation

OPEN PLAN

LOUNG/DINING                 37’ 6” x 16’ 9” Full height, cathedral style ceiling with exposed A frames and purlins with boarding between. Natural stone walling throughout. Large, modern wood burner with feature hood and exposed flue system laid on a large slate flagged hearth.  Three windows to the rear of the property and Three to the front of the property – one being a large picture window. Feature, cast iron and oak, spiral staircase leading onto galleried landing.  Oak flooring across two levels giving room delineation.  Television & telephone points.  Two thermostatically controlled radiators.  Traditional ledged door through to kitchen

KITCHEN                              15’ 10” x 12’.  Windows to the front and rear of the property. A traditional range of ‘farmhouse’ style wall and base units.  ‘Welsh Dresser’ Style shelving unit. Solid oak worktops.  Twin bowl, single drainer stainless steel sink unit with ‘monobloc’ style tap.  Semi-integrated dishwasher. Smeg five burner gas range cooker with dual electric ovens and illuminated extractor above. Stanley oil fired cooking range which also serves the domestic hot water and central heating along with the solar thermal panels, which are located on the roof.  Feature exposed beams.  Traditional Stable door through to front conservatory and small hallway/vestibule area giving access to the bathroom and the main staircase.

BATHROOM                       10’ 10” x 8’ 10”.  Window to the rear of the property.  ‘His and Hers’ sinks with tiled splashbacks and ‘monobloc’ style mixer taps.  Roll top claw foot bath with mixer tap and convenience shower head. Close coupled W.C and Bidet all in white.  Quadrant corner shower enclosure-with thermostatically controlled shower, with deluge head.  Thermostatically controlled radiator. Feature exposed beams

FIRST FLOOR ACCOMMODATION

LANDING                             Accessed via ‘double turn’ staircase with two half-landings.  Velux window.  Part exposed ‘A-Frames’.  Original pitched pine flooring.  Doors accessing the bedrooms.

MASTER BEDROOM         17’ 3” x 12’ 2” max.  Velux window to the rear of the dwelling and double French doors out to small balcony area which also gives stepped access to the gardens.  Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins. Traditional style pendant lighting.  Small leaded stained-glass window, to the landing, adding to an already feature packed bedroom.  Thermostatically controlled radiator.  Eaves storage.  Original pitched pine flooring.  Door through to internal hallway.

BEDROOM 2                       11’ 5” x 7’ 5” (limited height).  Window to the front of the dwelling Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins. Thermostatically controlled radiator.  Original pitched pine flooring.

BEDROOM 3                       13’ 5” x 8’ 11”.  Window to the rear of the dwelling, with window seating and Velux window above. Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins.  Part-exposed stone walling.  Radiator.  Original pitched pine flooring.  Door through to galleried landing and onto spiral staircase

UPSTAIRS W.C                   W.C and wash hand basin. Housing for main hot water tank and equipment for solar thermal solar panels. Feature exposed ‘A-Frames’ and purlins.

CONSERVATORY               18’ 5 x 9’ 2”.  Accessed via stable door from kitchen.  Fully uPVC double glazed with new, double skinned, polycarbonate roof and fully glazed doors to either end.  One door leads to timber deck with pergola and the other giving access to a side shrubbery.  Exposed stone feature wall with period brick window and door heads.  Quarry tiled floor.

EXTERIOR                            Access to the property is via a winding, shared, driveway which leads some 500 meters from the minor roadway and services one other property.  On arrival the well maintained, gravelled, driveway splits through a gated entrance and leads to the side of the property and rear garden which looks across the open valley beyond. Several pretty garden areas make for an idyllic property in a quiet tranquil location.  In this instance the photographs speak for themselves.

OUTBUILDING                   16’ 1” x 7’9”. Stone-build, attached outbuilding. Perfect for conversion as overflow accommodation (STPC). Part of the original Slate divider. European profile sheeted roof.  Stable Door.

SERVICES                             Mains Electricity. Private Water.  Private Drainage.

VIEWING                             By appointment, via sole agents, Philip Ling Estates.