Pant Yr Efail, Llanegryn, Gwynedd

This 2 bedroom cottage of character is situated in a rural location 2 miles from the village of Llanegryn. Built of traditional Welsh stone with lounge, dining room, kitchen and bathroom on the ground floor and 2 double bedrooms plus dressing room on the 1st floor. The cottage has partial double glazing, oil fired Aga and slate flooring throughout the ground floor with electric under floor heating. The grounds extend to approximately 1.5 acres of partial landscaped areas and natural woodland plus fruit trees and bushes. The former boathouse now comprises a workshop below and studio above, delightfully overlooking the garden. The water is pumped from a well located under the former boathouse with septic tank drainage. The cottage was a principal residence and would benefit from some modernisation.

Llanegryn is a small sought after village in the Dysynni Valley approximately four miles from the coastal town of Tywyn, and eight miles from the charming harbour village of Aberdovey which is renowned for its boating, fishing and 18 hole championship Golf Course. The village is surrounded by the famous Snowdonia National Park, an area of outstanding natural beauty with Cader Idris and Bird Rock in the distance. The village also has a new area primary school.

The property comprises half glazed door to;

HALLWAY
Slate floor, under stairs cupboard.

DINING ROOM 4.52 x 3.07
Window to front, oil fired Aga, slate floor, beamed ceiling, door to;

KITCHEN 3.00 x 2.36
Secondary glazed window to rear, half glazed door to side, pine freestanding unit with solid wood work top, stainless steel sink and drainer, plumbed for dishwasher, overhead shelving and cupboard, built in cupboard housing fuse board and electric meter, slate floor.

Off entrance hallway door to;

LOUNGE 4.51 x 2.73
Window to front, original fireplace with slate mantle and hearth, oil fired stove ( not in working order), slate floor, beamed ceiling.

BATHROOM 2.57 x 1.85
Window to rear, bath, wash basin, w c, plumbed for washing machine, built in cupboard housing hot water cylinder.

Stairs to;

1ST FLOOR LANDING
Window to front, built in cupboard.

BEDROOM 1 4.56 x 2.76
Secondary glazed window to front, original cast iron fireplace, door to;

DRESSING ROOM 2.66 x 1.81
Window to rear, wash basin, recessed hanging rail, macerating w c.

BEDROOM 2 4.55 x 2.72
Secondary glazed window to front, original cast iron fireplace, wash basin.

OUTSIDE
Gravel driveway with parking for several vehicles, gardens divided into areas of interest, stone built former pigsty, brick built former privy providing garden storage, former boathouse with workshop below and studio above, greenhouse, external lighting and tap with ceramic sink, oil tank.

ASSESSMENTS Band D

TENURE This property is freehold.

SERVICES Private water and drainage, mains electricity.

WHAT3WORDS: FILLERS.WORMS.PETAL

MONEY LAUNDERING REGULATIONS
By law, we are required to conduct anti-money laundering checks on all potential buyers and sellers, and we take this responsibility very seriously. In line with HMRC guidelines, our trusted partner, Coadjute, will securely manage these checks on our behalf. Once an offer is accepted (subject to contract), Coadjute will send a secure link for you to complete the biometric checks electronically. A non-refundable fee of £25 + VAT per person will apply for these checks, and Coadjute will handle the payment for this service. These anti-money laundering checks must be completed before we can send the memorandum of sale to the solicitors to confirm the sale. Please contact the office if you have any questions in relation to this.

DISCLAIMER
These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of an offer or a contract. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. Any intending purchaser should satisfy him/herself by inspection of the property or otherwise as to the correctness of each of the statements prior to making an offer. No person in the employment of Welsh Property Services has any authority to make or give any representation or warranty whatsoever in relation to this property.

LASER TAPE CLAUSE
All measurements have been taken using a laser tape measure and therefore may be subject to a small margin of error.