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"A spacious and immaculately presented three bedroom character family home situated in a highly sought after area of the town and within easy walking distance of the town centre, secondary and primary schools. Large frontage which could be made into off road parking with necessary consent . rear garden with pedestrian access from the rear service lane. Double glazing and mains gas central heating. Character features include original pine doors, fire places and tiled entrance hall. Bespoke handmade kitchen with granite tops.

Accommodation Approximate Measurements

Entrance Vestibule Original Black & White tiled floor and door to

Entrance Hall Victorian Minton tiled floor. Telephone point. Stairs to first floor. Understairs storage cupboard. Radiator.

Lounge 4.56m x 3.72m 14 11" x 12 2" Open aspect with views of the Gwydir Forest. Feature fireplace. Parquet block flooring. Television point. Picture rail. Radiator.

Sitting Room Dining Room 3.91m x 3.80m 12 9" x 12 5" Feature fireplace with cast iron inset with gas coal effect fire. Glazed French doors leading to the sun room. Original built in cupboards. Television point.

Dining Room 5.45m x 2.00m 17 10" x 6 6" Underfloor electric heating. Insulated slate roof with 2 Velux triple glazed windows. Door to rear garden and kitchen.

Kitchen 2.80m x 2.49m 9 2" x 8 2" Bespoke handmade kitchen with Granite work surfaces. Integrated dishwasher, fridge and freezer. Built in oven and hob with overhead extractor fan. Tiled floor. Understairs storage cupboard.

Utility Plumbing and space for a washing machine. Wall mounted Ideal central heating boiler with 8 years warranty.

Cloakroom High level WC. tiled floor. Radiator.

First Floor

Landing

Bedroom No One 4.44m x 4.11m 14 6" x 13 5" Bay window to the front with views. Feature tiled open fireplace. Radiator.

Bedroom No Two 4.00m x 3.78m 13 1" x 12 4" Overlooking rear garden. Feature tiled fireplace. Radiator.

Bedroom No Three 2.71m x 2.65m 8 10" x 8 8" Views to the front. Radiator.

Bathroom Roll top bath with overhead shower. Pedestal wash hand basin. Low level WC. Built in linen cupboards. Radiator.

Outside The property is situated on an elevated, corner plot with a large garden to the front and access via the side to the rear garden with garden shed.

Services None of the services have been tested by the selling agents, however it was noted that mains water, drainage, gas and electricity are connected.

Tenure We are informed that the property is available freehold. Solicitors to confirm.

Council Tax The property is believed to be in band D.

Money Laundering The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include Passport, Photo Driving Licence and a recent Utility Bill.

Misdescriptions Act 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.

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