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"DIRECTIONS Approaching the village from either the Bangor or Conwy direction on the A55, leave the dual carriageway at junction 13 signposted for Abergwyngregyn and when you reach the crossroads in the centre of the village, take the road to the right hand side of Alma s Caf . After rounding the left hand bend, take the first turning on your right signposted for the Falls . Continue up the road for approximately 0.25 of a mile and the property will then be found on your right hand side.

THE ACCOMMODATION COMPRISES

GROUND FLOOR

The property has a slate roofed open front porch with a uPVC double glazed side window, a bulkhead light fitting and a uPVC double glazed front door with a matching side panel opening into the

RECEPTION HALL 7 4" 2.34m x 6 0" 1.84m having a single radiator, a central heating thermostat, a borrowed light screen, a high level electricity meter cupboard also housing the consumer unit and the following rooms off

KITCHEN 10 11" 3.34m x 7 2" 2.20m with a range of light oak matching base and wall cupboard units having deep pan drawers, a recess with plumbing and waste pipe for a washing machine and space for a condensing dryer, discreet worktop lighting, a concealed Worcester Greenstar 24i junior wall mounted mains gas fired combi boiler with an integral digital programmer and black marble pattern rolled edge heat resistant worktops incorporating a single drainer composite sink with a swan neck mixer tap and an inset electric hob with a built in fan assisted electric oven grill beneath and a filter canopy over. Light oak effect laminate flooring, a single radiator, tiled splash backs to the worktops, a uPVC double glazed window, a part glazed hardwood door from the reception hall, a carbon monoxide alarm and eight recessed ceiling downlighters. The kitchen then opens into a

REAR HALL 6 6" 2.00m x 3 9" 1.12m having light oak effect laminate flooring to match the kitchen, an internal door providing secondary access to the lounge dining room, three recessed ceiling downlighters and a uPVC double glazed external door providing independent rear access.

LOUNGE DINING ROOM 27 6" 8.38m x 10 7" 3.24m having a dressed stone fireplace with a slate hearth, a double radiator, a single radiator, fitted base storage cupboards, three uPVC double glazed windows, an Everest aluminium double glazed window in a hardwood frame, an open beamed ceiling and a hardwood panelled door from the reception hall.

FIRST FLOOR

A straight flight staircase with a painted wooden hand rail then leads up from the reception hall to the first floor landing which has a uPVC double glazed window, an access hatch to the roof space, a smoke detector alarm and the following rooms off

FRONT BEDROOM ONE 10 9" 3.26m x 10 6" 3.20m having a single radiator, a uPVC double glazed window, a wood effect panelled door and an Everest aluminium double glazed window in a hardwood frame through which there is a delightful view over open countryside towards the hills.

REAR BEDROOM TWO 11 3" 3.43m max x 9 0" 2. 76m having a built in double wardrobe with a hanging rail and pine doors, an adjoining storage cupboard, a single radiator, three pine wall shelves, a wood effect panelled door and a uPVC double glazed window through which there is a wooded aspect to the rear.

FRONT BEDROOM THREE 11 1" 3.38m x 7 3" 2.21m having a single radiator, a wood effect panelled door and a uPVC double glazed window through which there is again a delightful rural outlook over open fields and towards the hills.

BATH SHOWER ROOM 7 4" 2.24m x 5 4" 1.62m having a white suite comprising a panelled bath with a tiled splash back, a tiled glazed shower cubicle with glazed folding entrance doors, a pedestal wash hand basin with a tiled splash back and a WC low suite. Wood effect laminate flooring, a ladder style heated towel rail, a wall mounted medicine cabinet, a wall shelf, a uPVC double glazed window and a wood effect panelled door.

OUTSIDE

Twin front entrance gates open into a small concreted domestic area with a gate then giving access to the side of the property where there is a concrete block stone built STORE ROOM 12 3" 3.72m x 6 6" 2.00m . A concrete path then extends to the rear of the property where there is a galvanised steel gate opening to steps which lead up to a sloping grassed rear garden having established woodland to the rear.

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 D

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