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" The location of this property is superb being situated in a quiet, private location and overlooking farmland with large very well kept level gardens situated in the rural village of Coedybryn, itself about a 15 minute drive to Newcastle Emlyn town, briefly comprising a porch, utility, kitchen, dining area, bathroom, lounge, three bedrooms (master ensuite), large conservatory, shower room, double garage. Outside there are immaculate gardens all around the property with raised beds, fishpond, patio area and large lawned areas........a gardeners paradise and definitely one to put on your shortlist !!

ACCOMMODATION Entrance via timber glazed door into: PORCH With two double-glazed windows to either side, tiled flooring, UPVC double-glazed door into: UTILITY With window to side, space and plumbing for washing machine & tumble dryer, a range of base units with stainless steel sink/drainer unit, timber door through to: KITCHEN 3.63m(11'11'') x 3.90m(12'10'') max With double-glazed window to side, a range of wall and base units with ceramic hob and electric oven with extractor over, 1.5 bowl sink/drainer unit Bosch dishwasher, integral fridge. DINING AREA 2.46m(8'1'') x 3.65m(12'0'') With double-glazed window to the front, two built-in cupboards, E7 heater, door through to: INNER HALLWAY With access to loft space, door into: BATHROOM With frosted glass double-glazed window to the front, low level flush WC, wash hand basin, shower cubicle, large panelled bath, heated towel rail. MASTER BEDROOM (EN SUITE) 5.55m(18'3'') x 3.80m(12'6'') L shaped An L shaped room with two double-glazed windows to the side and rear, E7 heater, lovely views over open farmland from the side window. ANOTHER VIEW EN SUITE SHOWER ROOM With frosted glass double-glazed window to the rear, low level flush WC, wash hand basin, shower cubicle, tiled walls and flooring. VIEW FROM MASTER BEDROOM BEDROOM 2 3.76m(12'4'') x 3.66m(12'0'') With double-glazed window to the front, E7 heater. LOUNGE 4.01m(13'2'') x 5.58m(18'4'') With UPVC double-glazed patio doors out to patio area and the superb gardens, E7 heater, feature stone fireplace with wood-burning stove in situ, double doors into inner hallway/study area. ANOTHER VIEW MANAGERS NOTE The area leading off from the lounge easily lend itself for use as a little annex area if required (not self contained as there is no separate kitchen) as there is a shower room, bedroom and access to the large conservatory, which of course could be used as a sitting room. This would be ideal for an elderly relative or even friends staying over as they would effectively have their own space within the property. INNER HALLWAY / STUDY AREA With E7 heater, door leading out to conservatory, door into: SHOWER ROOM With corner shower cubicle, electric towel radiator, low level flush WC, wash hand basin, frosted double-glazed window to rear, fully tiled. CONSERVATORY 2.78m(9'1'') x 5.47m(17'11'') A large conservatory with french doors leading out to the gardens, tiled flooring, glass vaulted roof. OTHER VIEW BEDROOM 3 3.10m(10'2'') x 4.00m(13'1'') max With double-glazed window to side, E7 heater. EXTERNALLY SUPERB LARGE GARDENS POND AREA PATIO AREA / GARDEN VIEW LOVELY VIEWS OVER FARMLAND MORE GARDEN VIEWS MORE GARDEN VIEWS RAISED BED AREA ANOTHER VIEW DOUBLE GARAGE GENERAL INFORMATION View: By appointment with the Agents
Services: We have not checked or tested any of the Services or Appliances.
Tax: Council Tax Band F, Ceredigion County Council (2015/16 = ?1853.38)
Services: The property benefits from mains electricity, mains water, private drainage (septic tank). E7 heating.
OTHER SERVICES OFFERED ** MORTGAGE ADVICE **
** CONVEYANCING **
** SURVEYS **
Please contact West Wales Properties office for further details. FLOOR PLAN IMPORTANT NOTICE These particulars have been prepared in all good faith to give a fair overall view of the property. If there is any point which is of specific importance to you, please check with us first, particularly if travelling some distance to view the property.
Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise. Services, appliances and equipment referred to in the sales details have not been tested, and no warranty can therefore be given. Purchasers should satisfy themselves on such matters prior to purchase. Any areas, measurements or distances are given as a guide only and are not precise. Room sizes should not be relied upon for carpets and furnishings. We would like to point out that all photographs are taken with a digital camera. OWNER'S CONFIRMATION I/We confirm that I/we have thoroughly checked the sales particulars produced by your agency, and I/we believe them to accurately describe the above property.
I/We confirm that there are no restrictive covenants, rights of way or any other outstanding issues that may affect the value or sale of the Property.
I/We confirm that if we alter the property in any way we will inform you immediately in writing of the alterations so that your details can be updated. DRAFT PARTICULARS THESE DETAILS HAVE BEEN DRAFTED ON INFORMATION PROVIDED BY THE SELLER AND WE ARE AWAITING CONFIRMATION THAT THEY ARE HAPPY WITH THESE DETAILS. PLEASE CHECK WITH OUR OFFICES THAT YOU HAVE RECEIVED AN APPROVED SET OF DETAILS BEFORE YOU ARRANGE TO VIEW A PROPERTY, ESPECIALLY IF YOU ARE TRAVELLING ANY DISTANCE. WMC/DCC/0415/DRAFT These particulars, whilst believed to be accurate are set out as a general outline only for guidanceand do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise asto their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
All viewings and negotiations must be made through the Company or you could be liable for our fees.
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