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" A well presented traditional semi detached stone cottage together with approximately 3.5 acres of adjoining land and outbuildings. Improved and upgraded by the present owner and benefiting from gas fired central heating (LPG) and uPVC double glazing. Spacious accommodation comprising front conservatory, small entrance hall, living room, dining room, kitchen, utility room, 4 piece bathroom, 2 double bedrooms. Large garden, approximately 3.5 acres land and outbuildings. Located in a pleasant setting commanding a slightly elevated position with views across the valley. Inspection highly recommended.

The accommodation affords: (approximate measurements only). Front Conservatory: 2m x 1.83m

(6'7' x 6'0') Double panelled radiator; uPVC double glazed windows and external door. Extensive views across the valley to the hillsides beyond. timber front door leading to: Reception Hall: Laminated timber effect floor; understairs small study with light connected; built-in storage cupboard. Living Room: 4.62m x 3.4m

(15'2' x 11'2') 'Adam' style timber fireplace surround with marble inset and hearth; coved ceiling; laminated timber effect floor; TV point; uPVC double glazed window overlooking front enjoying extensive views; double panelled radiator. Dining Room: 3.47m x 4.21m

(11'5' x 13'10') UPVC double glazed window overlooking front with views. TV point; laminated timber effect floor; double panelled radiator; doorway and staircase leading off to first floor level. Doorway leading through to: Kitchen: Fitted range of base and wall units with complementary gloss worktops; stainless steel oven with four plate ceramic hob and concealed extractor above; single drainer sink with mixer tap; space for fridge freezer; wall tiling; uPVC double glazed window overlooking rear; tiled floor; double panelled radiator; timber panelled ceiling; external rear door. Doorway leading through to: Small Utility Area: 2.75m x 1m

(9'0' x 3'3') Wall mounted 'Worcester' gas central heating boiler; plumbing for automatic washing machine; space for freezer; wall cupboards; shelving; doorway leading through to: Bathroom: Four piece suite comprising panelled bath, pedestal wash hand basin, low level WC and shower enclosure with electric shower; shaver and light point; uPVC double glazed window overlooking rear; tiled floor; double panelled radiator. Enclosed rear timber porch: Window overlooking side; rear door; power and light connected; cloak hanging hooks; slate tiled floor. FIRST FLOOR - Landing: Skylight window overlooking front; built-in storage cupboard. Bedroom No 1: 4m x 3.8m

(13'1' x 12'6') Double panelled radiator; uPVC double glazed window overlooking side of property; TV point. Bedroom No 2: 3.49m x 3.84m

(11'5' x 12'7') Skylight window to front and rear elevation, views; double panelled radiator. Outside Store/Laundry/Additional 3rd Bedroom: 3.81m x 3m

(12'6' x 9'10') Stone built with profile sheet roofing, insulated, perspex roof window allowing natural daylight; laminated floor; striplight; power and light connected. Outside: The property stands in good plot with driveway and ample parking for several vehicles. Timber and corrugated store shed, timber garden store shed, garage of stone and corrugated construction with concrete floor. Garden with shrubs and grassed areas. Decorative slate paths and seating areas enjoying views across the valley. Small enclosure. Approximately 3 acres of grazing land with field shelter and hay store. LPG gas tank; outside water tap and lights. Services: Mains water and electricity are connected to the property. Septic tank drainage; LPG gas supply for central heating. Directions: Proceed from Llanrwst over the stone bridge towards Trefriw, continue along Gwydir stretch, take left turning towards Betws y coed and Gwydir Castle. Continue past the Castle on the left hand side, take a right hand turning signposted Gwydir Uchaf and Forestry Offices bearing immediately right along a rear service lane and the property will be the on the right hand side. These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for any purpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to become under any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Any prospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agent supplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars. "