• RECEPTION HALL, SIDE AND INNER HALLS +
• 2 RECEPTION ROOMS +
• LARGE BREAKFAST KITCHEN +
• UTILITY ROOM & FITTED CLOAKROOM +
• 3 BEDROOMS +
• BATH/SHOWER ROOM +
• ATTIC HOBBIES ROOM +
• GAS CENTRAL HEATING & UPVC DOUBLE GLAZING +
• PARKING FOR 3 CARS +
• REAR DOMESTIC AREA +

The property is of brick/concrete block construction with rendered and spar dashed elevations under a pitched slate roof.

DIRECTIONS: Proceeding through the village in the direction of Betws Y Coed, after passing Tesco Express on your left, take the second turning on the left into Pant Road and then second right into Glanogwen. The property will then be found approximately 100 yards along on your right hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has a slate roofed canopy entrance with a wood grain effect double glazed composite front door opening into the

RECEPTION HALL 11' 3" (3.44m) x 6' 5" (1.96m) (max) having a small understairs storage cupboard, a double radiator, a coved ceiling, a smoke detector alarm, a recessed ceiling downlighter and the following rooms off:

LOUNGE 13' 10" (4.20m) (max) x 10' 0" (3.04m) (max) having a polished marble fireplace with an inset electric fire and a hardwood surround; a double radiator, a wide uPVC double glazed window, a part glazed hardwood door and a coved ceiling.

DINING ROOM 13' 9" (4.20m) x 12' 9" (3.88m) having a polished marble fireplace with an inset living flame coal effect mains gas fire and a wooden surround; a double radiator, a uPVC double glazed window, a part lattice glazed hardwood door, a carbon monoxide alarm, a smoke detector alarm and a coved ceiling.

SIDE/INNER HALL 12' 4" (3.76m) (max) x 7' 2" (2.18m) having a ceramic tile floor, a double radiator, a deep walk-in understairs storage cupboard housing the electricity meter and consumer unit, a built-in cupboard housing a Worcester 28Si wall mounted mains gas fired 'combi' boiler with an integral programmer, a built-in storage cupboard with pine slatted shelving and coat hooks, a part glazed hardwood door from the reception hall, a uPVC double glazed external door providing independent side access and a further door opening into the
BREAKFAST KITCHEN 15' 4" (4.68m) x 11' 11" (3.62m) with a range of matching base and wall cupboard units having a wide recess housing a Leisure Cuisine Master 5-burner gas range with a griddle and a wide Stoves filter canopy over, integral wine racks and black granite pattern rolled edge heat resistant worktops incorporating an inset 1½ bowl single drainer stainless steel sink. Vinyl flooring, a double radiator, three uPVC double glazed windows, panelled splash backs to the worktops, a uPVC double glazed external door providing access to the rear domestic area and a further door opening into the

UTILITY ROOM 10' 0" (3.07m) x 4' 10" (1.48m) having a vinyl floor, fitted base and wall cupboard units to match the kitchen, plumbing and waste pipe for a washing machine, a single radiator, black granite pattern rolled edge heat resistant worktops again matching the kitchen units, a uPVC double glazed window, a timed automatic extractor fan, an access hatch to the roof space and a door opening into the

FITTED CLOAKROOM 4' 10" (1.50m) x 4' 10" (1.50m) having a white suite comprising a fitted vanity unit with an integral wash hand basin and a WC low suite. Vinyl flooring to match the utility room, a double radiator, a uPVC double glazed window and a timed automatic extractor fan.

FIRST FLOOR

A straight flight staircase with a quarter landing and a stained pine spindle balustrade then leads up from the reception hall to the first floor landing which has a stained pine spindle hand rail to the stairwell, a uPVC double glazed window, a coved ceiling with a smoke detector alarm, recessed ceiling downlighters and the following rooms off:

REAR BEDROOM ONE 12' 6" (3.82m) x 10' 4" (3.16m) having a built-in airing cupboard with a double radiator and pine slatted shelving, a range of bedroom furniture including wardrobes and high level storage cupboards, a double radiator, a uPVC double glazed window and a coved ceiling.

FRONT BEDROOM TWO 12' 6" (3.82m) x 10' 9" (3.26m) having a full width range of fitted wardrobes with sliding mirrored doors, a double radiator, a uPVC double glazed window and a coved ceiling.

FRONT BEDROOM THREE 9' 11" (3.02m) (max) x 7' 3" (2.20m) (including a boxed plinth over the stairwell) having a double radiator, a uPVC double glazed window and a coved ceiling.

BATH/SHOWER ROOM 7' 10" (2.40m) x 7' 10" (2.40m) (max) having a Champagne suite comprising a panelled bath, a tiled/glazed shower cubicle with a Mira Sport electric shower and a glazed entrance door, a pedestal wash hand basin and a WC low suite. Vinyl flooring, tiled walls to dado level, a double radiator, a vanity mirror, a uPVC double glazed window and a coved ceiling.

ATTIC

A retractable aluminium ladder then provides access from the first floor landing to a very useful

ATTIC HOBBIES ROOM 22' 6" (6.22m) x 12' 9" (3.86m) (max) having a range of fitted cupboards with built-in shelving and louvre doors, a low level door giving access to the front eaves space, a double radiator and two large pine Velux double glazed roof windows through which there are views towards the mountains above the Ogwen Valley. This room has partially restricted head height due to the roof timbers and roof slope.

OUTSIDE

To the front of the property, there is a neat tarmacadamed driveway which provides PRIVATE OFF ROAD PARKING FOR THREE CARS together with a gravelled rockery with a flowering cherry tree and a gas meter cupboard. A side gate then provides independent access to the rear of the property where there is a neat concreted/slated domestic area with a small raised gravelled garden having a flowering cherry tree, a variety of colourful mature shrubs and plants, a rotary clothes line, a garden hose point and external lighting.

We have not carried out a test on the central heating system, the electrical wiring circuits or any other services connected to the property and we are therefore unable to comment on the condition or adequacy of same.

SERVICES: We are advised by the vendor that mains water, drainage, gas and electricity are connected to the property.

COUNCIL TAX: Band B

TENURE: We are advised by the vendors that the tenure is Freehold