Tyn y Ffordd comprises a delightful smallholding occupying a pleasant roadside position on the outskirts of Llangernyw
Tyn y Ffordd comprises a delightful smallholding occupying a pleasant roadside position on the outskirts of Llangernyw with access by means of a shared drive to a large parking and turning area to the front. A range of stables, hay barn and yard facilities are situated to the rear of the property together with approximately 5 acres of agricultural land that rises from the road and which has access by means of the stable yard.
Internally the accommodation is presented to a high standard with fully fitted kitchen, dining room, lounge and conservatory, together with three bedrooms, family bathroom and ancillary accommodation. A wonderful opportunity to acquire a small equestrian/smallholding in a very pleasant rural position.
The property is situated approximately 2.4 miles from Llangernyw on the A548 Llanrwst road with immediate access by means of a private shared drive. A range of village amenities including post office, store and public house are available within Llangernyw centre together with primary school and a small selection of local businesses. More comprehensive facilities are available within the larger towns of Abergele 10.9 miles, Llanrwst 5.4 miles and Colwyn Bay 12 miles.
The property has undergone a complete scheme of conversion following purchase by the current owners and now offers a tastefully presented three bedroom residential smallholding with a modern range of kitchen and bathroom fittings, together with very acceptable reception rooms and large conservatory overlooking open farmland. At first floor there are two spacious bedrooms with family bathroom, a further guest bedroom and ancillary accommodation is provided at ground floor level to include a bar/snug area and external cloakroom.
To the rear and slightly elevated to the house are three purpose built stables and tack room, a separate hay barn and a good sized concrete yard with ample storage and parking areas for trailer or horse box.
The land is immediately accessed from the stables and rises to the rear. It is contained within two enclosures extending to 5 acres in total and which was found to be in good heart and appropriately fenced.
Canopy over and with external access to WC/wash room.
3.65m(12’0’‘) x 3.36m(11’0’‘)Fitted with a modern range of kitchen units, sink, cooker and hob with extractor unit above, tiled floor and beamed ceiling.
3.60m(11’10’‘) x 3.48m(11’5’‘)Situated off the kitchen and providing interconnected dining facilities to both kitchen and lounge.
4.72m(15’6’‘) x 3.62m(11’11’‘)Featuring a central stone built fireplace with slated hearth and stove with timber surround. Further staircase access to first floor and double doors leading through to conservatory.
6.40m(21’0’‘) x 3.86m(12’8’‘)Large modern conservatory with tiled floors, polycarbonate pitched roof and double doors leading through to garden area.
3.61m(11’10’‘) maximum x 3.05m(10’0’‘)Attractive exposed inglenook fireplace with bread oven and brick plinth with adjoining timber bar and display shelving.
2.76m(9’1’‘) x 2.40m(7’10’‘)Single bedroom with twin aspect windows situated off the kitchen.
4.27m(14’0’‘) x 4.00m(13’1’‘)Double bedroom with front aspect window, timber beamed ceiling and further recess for mirror wardrobes.
3.66m(12’0’‘) x 3.39m(11’1’‘)Double bedroom with side aspect windows.
3.99m(13’1’‘) x 2.66m(8’9’‘)Modern fitted bathroom with double shower cubicle with rain shower, slipper bath, pedestal wash hand basin and WC. Modern tiled floors and walls.
BUILDINGS AND LAND
Situated to the rear of the property are a modern range of brick rendered stables and tack rooms fronting onto a concrete yard with gated access to the adjoining land. The stables are well built, of good size and having extended canopy to the front. A separate steel framed hay barn is also provided and there is ample room for the parking of trailers and horseboxes on adjoining areas.
The land is situated to the rear of the buildings and comprises two paddocks, which are sloping in nature, with a good grass root and well defined boundaries. The land has access onto a track which runs along the rear boundary.
Assumed Freehold – Confirmation should be sought from your Solicitors
COUNCIL TAX BAND
The Valuation Office Website advises that the Council Tax is Band ‘D’.
Mains electricity, water, septic tank drainage and oil fired central heating are connected to the property. None of the services have been tested for capacity or correct functioning, potential purchasers should satisfy themselves entirely regarding these matters.
PLANS & PARTICULARS
These have been carefully prepared and are believed to be correct, but interested parties must satisfy themselves as to the correctness of the statements within them. No person in the employment of Jones Peckover, the Agents, has any authority to make or give any representation or warranty whatsoever in relation to this property, and these particulars do not constitute an offer or contract. Certain boundary lines may not accord with those identified on the plans accompanying this brochure and some internal divisions may have been removed since the Ordnance Survey compiled the relevant Map Editions.
EASEMENTS & RIGHTS OF WAY
The property is sold subject to all rights, including rights of way whether public or private, light support, drainage, water and all existing wayleaves for masts, pylons, stays, cables, drains, water, gas and electricity supplies; and other rights and obligations; quasi-easements and restrictive covenants; and all existing wayleaves for masts, pylons, stays, cables, wires, drains, water, gas and other pipes whether referred to in these particulars or not. The property is conveyed subject to all matters revealed in the title accompanying the contracts of sale.
By arrangement with the Agents, Jones Peckover, 61 Market Street, Abergele, Conwy LL22 7AF. Tel: 01745 832240. Fax: 01745 827190. E-mail: email@example.com Website: www.jonespeckover.com
None of the services, fittings or appliances (if any) heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase.
Messrs Jones Peckover for themselves and for the vendors or lessors of the property whose agents they are, give notice that:-
1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute part of an offer or contract.
2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3. No person in the employment of Messrs Jones Peckover has the authority to make or give any representation or warranty whatever in relation to this property.