Llanarmon Dyffryn Ceiriog, Llangollen

Directions
Take the Gobowen Road out of Oswestry (B5609) onto the A5 towards Wrexham, at the Gledrid roundabout take the second exit signposted Chirk and proceed until reaching the village. Follow the road through the village turning left opposite the church onto Castle Road (B4500). Continue along this road for approximately 11 miles passing through the villages of Pontfadog, Dolywern, Glyn Ceiriog, Pandy and Tregeiriog. On entering the village continue on the road past the Hand hotel on the left. The property will be seen on the left hand side approximately 300 metres after the primary school set back from the road just over the little stone bridge identified by our for sale board.

Tan Y Graig

Accommodation Comprises

Porch/ Sun Room 3.65m x 2.26m (11'11" x 7'4")
The property is accessed via a porch/ sun room with a radiator, tiled flooring and a door leading into the cottage. A lovely place to sit and relax and take in the stunning scenery.

Hallway 3.42m x 3.85m (11'2" x 12'7" )
The spacious hallway has the wooden staircase leading to the first floor, quarry tiled flooring, beamed ceiling, decorative wooden and glass shelving unit and a radiator. Doors lead through to the lounge and the dining room.

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Lounge 3.88m x 5.17m (12'8" x 16'11" )
The cosy yet good sized lounge has window to the front and the rear of the property, working focal wood burning stove with a stone surround, slate hearth and wood mantle, radiator and a beamed ceiling.

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Dining Room 4.87m x 4.65m (15'11" x 15'3")
The dining room is another great reception room having windows to the front and rear of the property, large feature inglenook fireplace, beamed ceiling, decorative quarry tiled flooring and a radiator. A door leads through to the kitchen.

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Inglenook Fireplace

Kitchen 4.32m x 2.08m (14'2" x 6'9" )
The kitchen comprises a range of wall and base fitted units with work surfaces over, sink with mixer tap over, a window to the front, eye level oven and electric hob with extractor hood over, quarry tiled flooring, part tiled walls and an integrated fridge freezer and dishwasher. A door leads through to the utility and cloakroom area.

Utility Room 2.49m x 2.80m (8'2" x 9'2")
The utility and cloakroom has space and plumbing for a washing machine and tumble dryer, space for coats and shoes, low level WC and wash hand basin, quarry tiled flooring, Worcester oil fired boiler and a door leading out to the rear garden.

First Floor
The first floor landing provides a good sized bright area for reading/study area with windows to three sides overlooking the front and the views beyond. There is a radiator and a passageway leading to the bedrooms and the bathroom.

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Bedroom One 3.74m x 5.21m (12'3" x 17'1" )
A good sized double bedroom having windows to the front and rear with views, access to the loft space and a radiator.

Bedroom Two 4.20m x 3.42m (13'9" x 11'2" )
The second double bedroom has a window to the rear overlooking the garden, built in storage cupboard, exposed stonework and chimney breast, another access to loft space via hatch, radiator and a door leading to the study/ bedroom three.

Study/ Bedroom Three 3.35m x 2.12m (10'11" x 6'11" )
Accessed via bedroom two offering a very versatile space for a number of uses having windows to the rear and side and a radiator.

Bathroom 4.34m x 2.01m (14'2" x 6'7" )
The good sized family bathroom is fitted with a shower cubicle with shower head and part tiled walls, WC and wash hand basin, windows to the front and side, wood flooring and two airing cupboards.

To The Outside
The property has a small enclosed garden to the front with planted shrubs and stone wall boundary.

Driveway and Garage
The property also has a driveway and single detached garage with side door access.

Rear Garden
The rear garden is terraced and offers a very private space to relax and sit out. There are patio areas and well stocked flower beds with a metal shed for storage, oil tank and gated access onto the side of the property.

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Location
The property lies just on the edge of the village and looks out onto the rolling Welsh hillside.

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Nearby Stream
A stone bridge leads over the stream to give access to the property and the other cottages located nearby.

Stream Access
The property also has a pathway that leads down to the nearby stream.

Additional Information
We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but most satisfy themselves by inspection or otherwise as to their accuracy. No person in this firm's employment has the authority to make or give any representation or warranty in respect of the property.

Hours Of Business
Our office is open:
Monday to Friday: 9.00am to 5.00pm
Saturday: 9.00am to 2.00pm

Money Laundering Regulations
Once an offer is accepted, the successful purchaser will be required to produce adequate identification to prove the identity of all named buyers within the terms of the Money Laundering Regulations. Appropriate examples include: Photo Identification such as Passport/Photographic Driving Licence and proof of residential address such as a recent utility bill or bank statement.

Services
The agents have not tested the appliances listed in the particulars.

Tenure/Council Tax
We understand the property is freehold, although purchasers must make their own enquiries via their solicitor.

The Council tax is payable to Wrexham Country Council and we believe the property to be in Band D.

To Book a Viewing
Viewing is strictly by appointment, please call our sales office on 01691 679631 to arrange.

To Make an Offer
Town and Country recommend that a prospective buyer/tenant follows the guidance of the Property Ombudsman and undertakes a physical viewing of the property and does not solely rely on virtual/video information when making their decision. Town and Country also advise it is best practice to view a property in person before making an offer.
To make an offer, please call our sales office on 01691 679631 and speak to a member of the sales team.

Town and Country Services
We offer a FREE valuation/market appraisal service from a trained representative with strong market knowledge and experience - We are a professional, independent company - We provide elegant, clear and concise brochures - Fully accompanied Viewings Available with regular viewing feedback - Full Colour Photography, including professional aerial photography when required - Full Colour Advertising - Eye catching For Sale Boards - Up-to-date buyer registration with a full property matching service - Sound Local Knowledge and Experience - State of the Art Technology - Motivated Professional Staff - All properties advertised on www.rightmove.co.uk, Zoopla, Onthemarket.com - VERY COMPETITIVE FEES FOR SELLING.