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" ** Offers Considered ** A well presented riverside three bedroom, two bathroom, semi detached family house conveniently located on the outskirts of Llangollen town with an excellent range of local amenities. Recently installed cavity wall insulation. The accommodation briefly comprises entrance hall, two reception rooms, fitted kitchen with oven, hob and cooker hood, ground floor shower room, three bedrooms and family bathroom on the first floor. Gardens to front and rear. Potential off road parking to the front elevation could be created. MUST BE VIEWED TO BE APPRECIATED. Additional land adjoining the property is available by separate negotiation.

Entrance Hall Approached through double glazed entrance door. Dado rail. Lounge 17'4 x 10'11 (5.28m x 3.33m) With feature fire surround having marble effect inset and hearth and having gas fire. Central heating radiator. Double glazed windows to side and front elevations. TV aerial socket. Telephone point. Double glazed doors leading to rear garden. Picture rail. Dining Room 17'4 x 9'11 (5.28m x 3.02m) With double glazed window to front elevation. Fire surround with recess. Central heating radiator. Telephone point. Under stairs storage housing electricity meter. Picture rail Kitchen 13'8 x 10'8 (4.17m x 3.25m) Fitted with a range of modern units comprising one and a half bowl stainless steel sink unit set into a range of base units and marching suspended wall cupboards. Integrated oven, hob and cooker hood. Breakfast bar. Space and plumbing for automatic washing machine. Space for upright fridge/freezer. Wall mounted central heating boiler. Central heating radiator. Double glazed window to rear elevation. Inset lighting to ceiling. Shower Room Comprising low level WC. Wash hand basin. Shower cubicle. Double glazed window. Central heating radiator. First Floor Landing with double glazed window. Loft access. Built in airing cupboard. Bedroom No 1 11'6 into recess x 11'6 (3.51m into recess x 3.51m Double glazed window to front elevation. Central heating radiator. Telephone point. Picture rail. Bedroom No 2 12'8 x 9'7 (3.86m x 2.92m) Double glazed window. Central heating radiator. Picture rail. Bedroom No 3 8'1 x 7'4 (2.46m x 2.24m) Double glazed window. Central heating radiator. Picture rail. Bathroom 7'1 x 5'6 (2.16m x 1.68m) Fitted with a three piece suite comprising low level WC. Pedestal wash hand basin. Panelled bath with shower attachment. Walls tiled to half height. Central heating radiator. Double glazed window. Outside Step down to front garden with lawn and borders. Pathway leading to rear garden with patio area and outside tap. Wall mounted gas meter. Lawn with trees, bushes and hedge screening. Views of the River Dee to the rear. Side gate leading to parking area (available by separate negotiation). Agents Notes - Additional Land There is additional ground available to purchase by separate negotiation - It is to be noted that the adjoining car parking area lies within the settlement boundary of Llangollen and therefore it is the Agents opinion that it could accommodate a detached dwelling subject to the necessary planning consent being obtained.

Cavity Wall Insulation installed in January 2012. Directions From the Agents Llangollen office proceed along the A5 in the direction of Froncysyllte, just before leaving the town the property will be found on the left hand side identified by the Agents For Sale Board. Directions From the Agents Llangollen office proceed along the A5 in the direction of Froncysyllte, just before leaving the town the property will be found on the left hand side identified by the Agents For Sale Board. VIEW OUR PROPERTIES, MAKE A VIEWING

To view a complete listing of properties available For Sale or To Let please visit us at http://www.bowensonandwatson.co.uk Our site enables you to print full sales and rental particulars, book a viewing and register your requirements on our mailing list. You can also arrange a free Market Appraisal for selling purposes on your property.


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SPECIAL NOTES

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 lenses) and dimensions shapes and precise locations may differ to those set out in these sale particulars which are approximate and intended for guidance purposes only. We have not tested any apparatus, equipment, systems or services etc. and cannot confirm that they are in full working order or fit for their purpose. No assumption should be made as to compliance with planning consents, Building Regulations or current usage. Nothing in these particulars is intended to indicate that any carpets or curtains, furnishings or fittings, electrical goods (whether wired or not), gas fires or light fitments, or any other fixtures or fittings not expressively included form part of the property being offered for sale. If a garage is mention please check that it is a suitable size for your requirements. While we endeavour to make our sale details accurate and reliable if there is any point, which is of particular importance to you, please contact our local office who registered the property and we will be pleased to confirm the position for you. "