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" A modernised semi-detached house traditionally constructed with rendered elevations beneath pitched slated roofs, pleasantly situated in the Hamlet of Llanfihangel GM within easy reach of rural amentities. Accommodation :- Lounge, Kitchen/Dining Room, 3 Bedrooms, Bathroom, Outhouses, Garage, ample parking and gardens to front and rear

SITUATION & DIRECTIONS The property is situated in a small cul-de-sac just off the B5105 road around 2.5 miles from Cerrigydrudion and the A5 truck road. Corwen and Ruthin Town Centres are both around 12 miles away by car. The Clocaenog forest is around 4 miles away, Snowdonia National Park is only 6 miles away and Llyn Brenig is around 8 miles.
From the Agents Denbigh Office take the A525 road to Ruthin. On entering Ruthin turn right into Mwrog Street, go straight across the roadabout onto the B5105 passing through Llanfwrog stay on this road until you enter Llanfihangel GM, the road turns sharp left to the bridge over the river Alwen, after a few hundred yards Bro Alwen is a turning on the left and the property is situated on the left hand side and can be easily identified by our sale board. DESCRIPTION 5 Bro Alwen is a spacious attractively modernised semi-detached double fronted house traditionally built with rendered walls under a slated roof and having the benefit of upvc double glazing. The majority of internal doors are modern light pine panelled doors. Most windows are fitted with vertical blinds which will be included in the sale. The property benefits from oil fired central heating, it also has a garage and ample on site parking.
The accommodation briefly comprises :- ENTRANCE LOBBY With modern laminate floor, radiator and staircase off plus a mains smoke alarm LOUNGE 5.26m(17'3'') (max) x 3.63m(11'11'') (max) A spacious through room with windows to the front and rear. There are attractive views to the rear. There is a feature fireplace of cast iron with a timber surrond and slate heath housing an open fire, stained timber skirting boards and window cills, radiator, tv aerial and internet connection points. KITCHEN/DINING ROOM 5.26m(17'3'') (max) x 3.61m(11'10'') (max) Another spacious room with a modern laminate floor, radiator and windows to the front and side. Lighting is by recessed spotlights in the ceiling, the kitchen has been refitted with an extensive range of modern beech finish units, black patterned granite effect worktops and tiled splashback, there is an inset 1 1/2 bowl stainless steel sink unit with chrome mixer taps plus several built in appliances including an electric built in double oven with a halogen hob and an extractor fan above. There is also a built in dishwasher and fridge/freezer. There is ample dining space, telephone point, built in meter cupboard & stained timber skirting boards. UNDERSTAIRS PANTRY A useful storage space with fitted shelves and a window to the rear plus light & power. REAR LOBBY Approached by steps down from the kitchen UTILITY/BOILER ROOM With plumbing for washing machine and warm flow oil fired combination central heating boiler STORE ROOM Having space for tumble dryer and freezer. LANDING With radiator, window to the rear, loft access trap, mains smoke alarm, airing cupboard with radiator and fitted shelving. BEDROOM 1 3.61m(11'10'') (max) x 3.51m(11'6'') (max) Having a window to the front and radiator BEDROOM 2 4.65m(15'3'') (max) x 2.82m(9'3'') (max) With a window to the front, radiator and fitted shelving BEDROOM 3 2.74m(9'0'') (max) x 2.34m(7'8'') (max) Having a window to rear with attractive views, modern laminate floor and radiator FAMILY BATHROOM Featuring partly panelled timber walls, radiator, a traditional white suite with chrome fittings comprising a steel bath with an electric Mira Sport shower above and glass shower screen, pedestal wash hand basin and low level wc OUTSIDE There is an attached brick built store to the rear with shelves and a window, to the side is a detached timber single garage plus a timber and mesh dog run. There is ample parking on the long drive for several vehicles. The front garden is partly lawned with raised flower beds and a patio area. There are double timber gates to the drive plus a separate timber pedestrian gate and steps down into the front garden. The rear garden is mainly lawned with a slate chipping path leading to the gate in the rear boundary. VIEWING ARRANGEMENTS Viewing arrangements are strictly by prior appointment through the Agents Denbigh Office (Tel : 01745 812049) SERVICES We are given to understand that Mains Electricity, Mains Water and Mains Drainage serve the dwelling. There is oil fired central heating from the warmflow combination boiler.
NB THE AGENTS HAVE NOT TESTED ANY SERVICES, APPLIANCES, APPARATUS OR EQUIPMENT APPROPRIATE TO THIS PROPERTY. INTERESTED PARTIES MUST SATISFY THEIR OWN REQUIREMENTS IN THIS RESPECT PRIOR TO PURCHASE.
TENURE & POSSESSION We are informed that the property is Freehold and offered with Vacant Possession upon completion.
NB PROSPECTIVE PURCHASERS SHOULD SEEK VERIFICATION VIA THEIR OWN SOLICITORS IN THIS REGARD. PLANS AND PARTICULARS These have been carefully prepared and are believed to be correct but interested parties must satisfy themselves as to the correctness of the statements within them. No person in the employment of Clough & Co, the Agents, has any authority to make or give any representation or warranty whatsoever in relation to this property and these particulars do not constitute an offer or contract. EASEMENT, WAYLEAVES & RIGHTS OF WAY
This property is sold subject to all and any rights, including rights of way, whether public or private, light, support, drainage, water and all existing Wayleaves for masts, pylons, stays, cables, wires, drains, water, gas and electricity supplies; and other rights and obligations; quasi-easements and restrictive covenants; and all existing Wayleaves for masts, pylons, stays, cables, wires, drains, water, gas and other pipes whether referred to in these particulars or not. The property is also conveyed subject to all matters revealed in the title accompanying the Contracts of Sale.
TOWN & COUNTRY PLANNING The property, notwithstanding any description contained in these particulars, is sold subject to any Development Plan, Tree Preservation Order, Town Planning Scheme, Agreement, Resolution or Notice which may be existing or become effective, and also subject to any Statutory Provision(s) or By-Law(s) without obligation on the part of the Vendor or the Agents to specify them. IMPORTANT 1. These particulars have been prepared in all good faith to give a fair overall view of the property; please ask for further information/verification.
2. Nothing in these Particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph(s) depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photograph(s). No assumption should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
4. Any area, measurements, aspects or distances referred to are given as a GUIDE ONLY. If such details are fundamental to a purchaser, such purchaser(s) must rely on their own enquiries.
5. Where any reference is made to Planning Permission or potential uses, such information is given by Clough & Co in good faith. Purchasers should, however, make their own enquiries into such matters prior to purchase.
6. Descriptions of the proprety are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match any expectations you may have of the property. 7. Following EU/Government Legislation, Clough & Co reserve the right to seek formal confirmation of identity and address details from any prospective purchaser of this property. BUYING PROCEDURE Upon viewing this property, should you wish to proceed with a proposed purchase, please adhere to the following:-
1. Submit your offer as soon as possible to CLOUGH & CO in order that they can obtain their client's instructions.
2. Should your offer be accepted by our client (subject to contract), then details of your proposed purchase can then be confirmed to the relevant Solicitors. SELLING PROCEDURE Should you require a no obligation market appraisal of your own property then please contact our Denbigh Office (Tel: 01745 81 2049) to make an appointment for our Manager to discuss your requirements. MORTGAGE SERVICES We can introduce Mortgage Services to you through our association with Jones Associates Ltd. They can offer an Independent Mortgage Service and are able to source products from over 200 lenders. They employ local professionally qualified advisors who can advise on a mortgage tailored to individual personal circumstances.
Jones Associates Ltd are Independent Financial Advisors and can advise on other aspects of financial planning as well as Mortgage advice.
Jones Associates Ltd are authorised and regulated by the Financial Services Authority. Their regulators reference number is 429649.
Their address is Britannia House, Holyhead Road, Llanfairpwll, Anglesey, LL61 5SZ and they have advisors throughout North Wales.. Telephone No : 01248 716111
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE
Misdescription Act 1967 - These particulars, whilst believed to be accurate, are set out for guidance only and do not constitute any part of an offer or contract - intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Clough & Co has the authority to make or give any representation or warranty in relation to the property.
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