• A VERY WELL-PRESENTED MODERN FAMILY HOME +
• 4 BEDROOMS, 2 BATHROOMS & INTEGRAL GARAGE +
• SOUGHT AFTER AND POPULAR RESIDENTIAL LOCATION +
• CONVENIENT TO ALL LOCAL FACILITIES +
• PRIVATE DRIVEWAY & GARDENS +

ACCOMMODATION - of approximate dimensions

Double glazed main entrance door into:

HALLWAY Timber effect flooring, stairs elevating to the first-floor accommodation, radiator, door to Living Room and door to:

CLOAKROOM Double glazed window to side, radiator, wash hand basin, low level flush WC and extractor fan.

LIVING ROOM 15'11 max x 13'10 max
Double glazed square bay window to front, gas fire, double radiator, open understairs area, timber effect flooring and door leading through to:

DINING KITCHEN 19'1 x 13'3/ 9'10 min
Base and wall units, single bowl and drainer sink unit with mixer taps over, 4-ring ceramic hob, with electric oven under and stainless stee extractor hood over, appliance space, Worcester Gas-fired central heating boiler, tiled splashbacks, double glazed window and double-glazed French doors to rear double radiator and door through to:

UTILITY ROOM 9'9 x 8'3
Plumbing for washing machine, double glazed window to side, double glazed rear entrance door, tiled floor and door leading through to:

INTEGRAL GARAGE 13'3 x 9'1
The garage could easily be converted to provide for further accommodation subject to the necessary consents being obtained. Remote control roller door to front, double glazed window to side.

FIRST FLOOR ACCOMMODATION

LANDING Radiator, entrance to loft area above and doors to:

MASTER BEDROOM 1 15'8 x 9'9
Double-glazed window to front, fitted wardrobes, radiator and door through to:

EN-SUITE BATHROOM 9'9 x 5'10
Large glazed and tiled shower cubicle with mains shower and 'rain head' attachment, vanity WC unit, pedestal wash hand basin, panelled Jacuzzi Bath, integral spot lighting, extractor fan, double-glazed window to rear, tiled splashbacks, feature circular radiator/ towel rail.

BEDROOM TWO 12'10 max x 10'9
Double-glazed window to rear, fitted wardrobes and radiator.

BEDROOM THREE 11'10 x 9'6
Double-glazed window to front, fitted wardrobes and radiator.

BEDROOM FOUR 7' x 6'5/ 5' min
Currently used as an Office - but could be used as a single Bedroom. Double-glazed window to front and radiator.

FAMILY BATHROOM 7'9 x 5'7
Panelled bath with Triton shower and folding glazed screen over, double-glazed window to rear, low level flush WC, pedestal wash hand basin, tiled splashbacks, integral spot lighting, ladder style radiator and towel rail and extractor fan.

EXTERNALLY A well-apportioned tarmacadam driveway providing parking for several vehicles. Low rise access to the main entrance door with low-maintenance borders. To the side of the property is a paved and gated pathway - with adjoining low-maintenance garden, which leads to a mainly lawned rear garden with paved patio area - adjoining the French doors at the rear of the house. Timber Garden Shed.

OWNERS COMMENTS "The house is on a quiet cul de sac but close to all the amenities in the village including the very good primary school round the corner. Talybont is a village with a strong community and the surrounding countryside is stunning. Wedi mwynhau byw yma'n fawr / it has been a wonderful place to live."

TENURE We are advised that the property is Freehold.

SERVICES We are advised that Mains Electricity, Gas, Water and Drainage is connected to the property. Gas-Fired central heating system.

What3Words: ///notices.domain.seaside

DIRECTIONS Proceed through the village of Bow Street in a northerly direction and into the village of Talybont. Proceed through the village and take the next right hand turning once past the village School. The entrance to Dol Pistyll will be found a short distance along on the right-hand side. The property is the first house on the left-hand side.

PROOF OF FUNDING We will require evidence of funding prior to formally accepting an offer for this property (subject to contract).

MONEY LAUNDERING Money Laundering Regulations of 2017 dictate that prospective purchasers produce acceptable forms of ID. Acceptable examples of identification include passport, recent utility bill, photographic driving licence etc.

GENERAL
All measurements are approximate and given as a guide only. Any services or appliances which are listed on these sale particulars have not been tested.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.