Garreglwyd, Llanafan

A beautifully presented two-bedroomed terraced cottage, idyllically positioned within a peaceful and picturesque village. The interior has been stunningly refurbished to an exceptional standard, respectfully retaining and enhancing a number of original features while introducing a stylish, thought provoking intimate finish throughout. Particular highlights include exposed original A-frame roof timbers, bespoke interior doors and a beautifully appointed deluxe bathroom with under floor heating, creating a home that is both characterful and sophisticated. Outside, the property enjoys a charming terraced garden, incorporating a superb decked area from which to relax and enjoy the surrounding hillside views. At the upper level of the garden is a particularly attractive timber-built and fully insulated studio, providing an excellent additional space for a home office, creative studio, hobby room or simply a peaceful retreat. Its elevated position takes full advantage of the wonderful rural outlook.

Construction
Traditional solid stone walls supporting a pitched slated roof

Accommodation Comprises
The property is entered via a wooden door with upper georgian glazed panel to:-

Living Room - 15'0" (4.57m) Max x 18'7" (5.66m)
Double glazed window to front elevation. Wood effect laminate flooring. Original inset fireplace with brick trim housing original bread oven and wood burning stove. Fitted alcove shelves to either side of chimney breast. Range of power points. TV point. Bespoke oak staircase rising to first floor. Feature narrow glazed wall panel looking into dining area.
Bespoke hand crafted door made from local oak to:-

Kitchen & Dining - 18'7" (5.66m) x 12'7" (3.84m) Max
Double glazed windows to front and rear elevations. Wooden door with glazed panel to rear elevation. Free standing kitchen units in natural wood with matching work surfaces. Space for free standing cooker having brushed stainless steel splash back and matching extractor chimney over. Double bowl, double drainer sink unit in stainless steel having mixer tap over and separate attachment. Range of power points. Telephone point. Light oak effect laminate flooring. Wall mounted electric radiator.

First Floor
Open Plan staircase form the living room rises to:-

Open Plan Landing / Study Area
Double glazed window to front elevation. Double glazed `Velux` window. Vaulted ceilings. Exposed `A` frames and ceiling beams. Stripped pine floor. Wall mounted panel heater. Pair of oak doors to feature cupboard.
Oak doors off to:-

Bedroom One - 18'5" (5.61m) x 11'9" (3.58m) Max
Double glazed windows to front and rear elevations. Double glazed `Velux` window to rear. Vaulted ceiling. Exposed ceiling beams and `A` frame. Exposed pine floor boards incorporating feature walk-on glass panel (looking onto part of sitting room). Wall mounted electric panel heater. Original inset fireplace. Built-in closet and wardrobe. Range of power points.

Bathroom - 7'4" (2.24m) x 8'3" (2.51m)
Double glazed `Velux` window to rear. Partially vaulted ceiling. Partially exposed `A` frame and beam. En-vogue suite comprising `eco` flush wc with concealed cistern, circular granite shelf-top basin and bath with tiled sides and centre wall mounted mixer tap. Walk in open shower enclosure with glazed screen having mixer shower with rainfall shower head. Complete floor and wall coverings with designer up to the minute tiles.

Bedroom Two - 11'5" (3.48m) Max x 8'0" (2.44m) Max
Double glazed `Velux` window. Partially vaulted ceiling. Partially exposed `A` frame. Pine floor boards. Power points. Built-in closet. Wall mounted electric radiator.

Outside
Accessed from kitchen to small rear yard with steps to upper garden areas and door to:-

Attached Utility room - 10'7" (3.23m) x 5'5" (1.65m)
`Velux` window. Fitted work surface, Power points. Wall mounted panel heater. Plumbing for automatic washing machine. Work surface incorporating ceramic sink unit. Hot water cylinder with pressurised system

Decking Area & Gardens
Providing excellent garden stage for evening entertainment etc. From here there is a gravelled area, domed pizza oven and solid garden store with slated roof having work bench, wall mounted panel heater, power and light.
Further steps then rise and turn through the natural garden terraces boasting a range of shrubs etc plus feature lighting and a number of power points. At the top of the garden is a purpose built studio / hobby room, solidly constructed of timber, insulated with celotex and boasting wall mounted panel heater, power and light plus Internet access.

Services
Mains electricity, water and drainage

Council Tax Band C

Anti Money Laundering
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill. Proof of funds will also be required, or if a mortgage is required a copy of a mortgage decision in principal. The successful purchaser(s) will be charged £20 including vat, per person for digital AML verification. We appreciate your cooperation to avoid any delays in finalising the sale.

Important Information
Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER.



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Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.