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" AN IMMACULATE UPGRADED AND EXTENDED TWO BEDROOM SEMI-DETACHED HOME WITH USEFUL GARAGE CONVERSION IN A PLEASANT CUL-DE-SAC OVERLOOKING A WOOD. This property comprises one of the popular Parklands development which is situated towards the fringe of the village. It stands within a cul-de-sac overlooking a wooded area at the front and with a sunny south westerly aspect to the rear. Briefly it comprises an entrance hall; lounge; dining kitchen refitted with beech fronted units including a built-under oven and ceramic hob; PVCu and brick conservatory; two bedrooms and a refitted fully tiled white/chrome bathroom with over-bath shower and screen. Heating is from a gas boiler and PVCu double glazing and doors are installed. Outside there are low maintenance gardens to front and rear with a gated side drive providing off street parking. A car port provides a covered way between the conservatory and former garage which has been converted to form a home office/utility room with an en-suite shower room and independent gas heating. Ruabon lies at the centre of a triangle formed by the towns of Wrexham, Oswestry and Llangollen, all approximately 7 miles away. The nearby A483 dual carriageway accesses Chester (18 miles) and the motorway network to the North with Oswestry, Shrewsbury and the M54 to the South. Village amenities include a variety of Shops, both Primary and Secondary Schools, and a Railway Station on the Chester to Shrewsbury line. VIEWING RECOMMENDED.

DIRECTIONS: From Wrexham proceed south on the A483 in the direction of Oswestry until taking the exit signposted A539 Llangollen. At the exit slip-road turn right and then continue to the second roundabout at which turn right into the village. Take the next turning right into The Parklands. Bear left and take the second right into Spinney Walk. CONSTRUCTED of brick-faced external cavity walls beneath a tiled roof. THE ACCOMMODATION (with approximate room dimensions) on GROUND FLOOR comprises :- ENTRANCE HALL Approached through a PVCu panelled door. Radiator. Staircase leading off. LOUNGE 4.57m(15'0'') x 3.89m(12'9'') into understairs recess. Radiator. Coved ceiling. Two triple and one double power points. Television and Sky aerial points. DINING KITCHEN 3.91m(12'10'') x 2.51m(8'3'') Refitted with ranges of beech fronted units comprising a single drainer one-and-a-half-bowl stainless steel sink with mixer tap attachment set into a range of seven-doored base units and one drawer pack with extended work surfaces, beneath which there is a built-under wine-rack and a Moffatt electric oven. Inset ceramic hob with a chimney style filter hood above set between a total of six-doored suspended wall units, one concealing the Potterton gas fired central heating boiler. Marble effect work surfaces and upstands. Ceramic tiled floor. Light laminate lined ceiling. Understairs storage cupboard. Two double and two single power points. CONSERVATORY 3.12m(10'3'') x 2.29m(7'6'') Of PVCu double glazed construction over a cavity brick plinth. Ceramic tiled floor. Central fan light. Radiator. Double power point. French windows to the rear. FIRST FLOOR Comprises :- LANDING Single power point. Smoke alarm. NO. 1 BEDROOM 3.71m(12'2'') x 2.92m(9'7'') Built-in cupboard over stairs. Mirror-fronted double wardrobe. Radiator. Suspended bay window. Two double power points. NO. 2 BEDROOM 3.45m(11'4'') x 1.93m(6'4'') Radiator. Double power point. Loft access-point. BATHROOM 2.44m(8'0'') x 1.83m(6'0'') including corner airing cupboard. Refitted with a three piece white/chrome suite comprising a panelled bath with a screen and Triton electric shower above, pedestal wash hand basin, and close coupled w.c. Fully tiled walls and floor. Chrome ladder radiator. Extractor fan. OUTSIDE: A gated side driveway overlooked by security lighting leads to a useful PVCu framed CAR PORT/SEATING AREA which forms a covered way between the Conservatory and the converted GARAGE 4.16m

(13'8) x 2.84m (9'4) which has been utilised as a HOME OFFICE/UTILITY ROOM and which is fitted with sliding patio doors to the front, ranges of four-doored base units and ten-doored suspended wall cabinets with extended work surfaces, beneath which there is plumbing for an automatic washing machine and space for a tumble dryer. Radiator. Three double power points. Independent heating is provided by a Worcester gas fired boiler. Leading to: EN-SUITE SHOWER ROOM 2.84m(9'4'') x 1.42m(4'8'') Fitted with a three piece suite comprising a pedestal wash hand basin, close coupled w.c. and walk-in shower cubicle with provision for a shower fitting and fully tiled walls. Chrome ladder radiator. GARDEN: To the front the garden is flagged with a corner slate covered shrubbery bed. The rear is also low maintenance with flags and slate covering and enjoys a sunny south westerly aspect. SERVICES: All mains services are connected subject to statutory regulations. THE CENTRAL HEATING is a conventional radiator system effected by the Potterton gas fired boiler concealed within the kitchen units. The property is wired for a BT telephone system. An intruder alarm is installed. TENURE: Freehold. Vacant Possession on Completion. NOTE: Certain fitted floor coverings, window coverings, light fittings and an electric fire are available by negotiation. VIEWING: By prior appointment with the Agents. Telephone 01978 266789. EPC: EPC = D. A full copy of the Energy Performance Certificate (EPC) relating to this property is available electronically upon request by application to sales@kentjones.co.uk.
These particulars were prepared following initial inspection of the property and the descriptive comments are the opinion of Kent Jones & Company Estate Agents at that time.
RGJ/P121 FLOOR PLANS:
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