Llansannan

GENERAL REMARKS

SITUATION & DIRECTIONS
The property stands in a peaceful rural setting in a secluded valley within rolling countryside being some 1.5 miles or so south of the popular village of Llansannan. The village community has a local shop/post office serving daily needs, an Inn known as the Red Lion and primary school. Whilst enjoying a convenient position and rural setting the local towns of Denbigh is only 9 miles distance and Abergele 10 miles, providing a more comprehensive range of shops, secondary schools and leisure facilities. The A55 Expressway at Abergele provides easy access along the North Wales coast and interlinking the motor network.

From our Denbigh office proceed down Bridge Street, at the roundabout take the first exit towards Pentrefoelas onto the A543 road, continue on this road driving through the village of Groes, at Bylchau take a right onto the A544 towards Llansannan, stay on this road until you reach the village itself. After the Red Lion Inn take a left onto FFordd Gogor and take the next left, stay on this road for approximately 1 mile and the property can be seen on your left hand side signposted Clough & Co for sale board.

DESCRIPTION
The farmhouse is of much character and charm set within delightful and mature gardens with ample parking area and land, woodland and lake extending in total to approximately 27.85 acres. The detached converted former shippon and granary has been formally ran as a successful holiday let business comprising 5 self contained units known as 'Bythynnod Hendy Acre Uchaf' providing the current vendor a good income for many years with many repeat bookings. VIEWING OF THIS PROPERTY IS HIGHLY RECOMMENDED.

FARMHOUSE
The accommodation briefly comprises :-

FRONT ENTRANCE

PORCH
Spacious porch with slated floor.

DINING ROOM 4.12m x 3.47m (13'6" x 11'4")
With oak beam ceiling, patio doors to front, timber floor, central heating radiator, arched doorway through to the :-

ADDITIONAL PHOTOGRAPH

KITCHEN 3.73m x 3.59m (12'2" x 11'9")
Timber effect floor and wall units with stainless steel sink unit with chrome ornate mixer taps, Esse oil fired Rayburn, window to rear and side aspect, built under oven with hob and extractor above, tiled floor.

ADDITIONAL PHOTOGRAPH

LIVING ROOM 4.44m x 4.12m (14'6" x 13'6")
Open fire with stone feature fireplace with slated hearth and oak beam above, oak beamed ceiling, window to front aspect, timber floor, central heating radiator.

SITTING ROOM 3.86m x 3.71m (12'7" x 12'2")
Brick/stone surround fireplace with oak beam above, log burner and slated hearth, oak beam ceiling, understairs cupboard, timber floor, electric meter box, stairs to :-

FIRST FLOOR

BEDROOM ONE 3.87m x 3.67m (12'8" x 12'0")
Character room with oak beam ceiling, original brick wall, timber floor with :-

EN SUITE
With Mira electric shower, inset wash hand basin, partly tiled wall, wc, shower rail and door to outside.

REAR PORCH
Tiled floor with access to the rear.

UTILITY ROOM 2.45m x 1.85m (8'0" x 6'0")
Access to loft, wash hand basin, vinyl floor.

TOILET 2.56m x 0.89m (8'4" x 2'11")
With wc, wash hand basin, panelled walls and tiled floor.

FIRST FLOOR

LANDING
Airing cupboard

BEDROOM TWO 4.19m x 3.74m (13'8" x 12'3")
Fitted wardrobes, window to front aspect, oak beamed ceiling, timber floor, central heating radiator.

BATHROOM/WC 2.67m x 2.42m (8'9" x 7'11")
Comprising low level wc, fitted shower cubicle, panelled bath, towel rail, timber floor.

BEDROOM THREE 3.58m x 2.24m (11'8" x 7'4")
Window to side aspect, central heating radiator, carpeted floor.

BEDROOM FOUR 4.13m x 2.56m (13'6" x 8'4")
Store room cupboard, window to front aspect with oak beam above, carpeted floor and central heating radiator.

OUTSIDE
Spacious grounds providing ample parking area with well maintained and elevated garden to include lawned area and shrubs with impressive island.

Stone under slated roof pig stys being formerly used as dog kennels

3 bay steel frame Dutch barn with sheeted side cladding and roof with 2 lean-to's providing ample storage area. Situated within the Dutch barn is a concrete block built toilet/laundry room and general store used in association with the holiday let cottages.

LAND
The land is situated within two main blocks being convenient to the homestead which benefits several road frontage access points. The land is of good quality allocated into conveniently sized paddocks being suitable for grazing and cropping purposes. The land also includes a small block of mature hardwood trees which includes a beautiful secluded small lake. A rare gem with extensive amenity opportunities which include fishing, wild swimming and boating. A attractive asset which could be marketed as a key attribute along side the holiday let venture.

ADDITIONAL PHOTOGRAPH

HENDY COTTAGES

NO 5 STABAL
Elevated decking area entrance to :-

FRONT ENTRANCE

BEDOOM/LOUNGE 3.69m x 3.67m (12'1" x 12'0")
With fitted wardrobes, tiled floor, central heating radiator

SHOWER ROOM 1.95mx 1.27m (6'4"x 4'1")
With fitted shower, pedestal wash hand basin, low level wc, tiled floor.

LANDING
Store Cupboard

FIRST FLOOR

KITCHEN/DINER/LOUNGE 5.38m x 3.66m (17'7" x 12'0")
Double doors to large balcony, open beam ceiling, concrete tiled walls, timber wall units, sink unit.

NO 1 HOFEL
Entrance

KITCHEN/DINER/LOUNGE 4.91m x 3.90m (16'1" x 12'9")
High gloss wall and base units, stainless steel unit with chrome mixer taps, stainless steel oven and hob with extractor above, timber floor, open beam ceiling, central heating radiator, door to :-

SHOWER ROOM 1.90m x 1.53m (6'2" x 5'0")
With shower, wc, wash hand basin, towel rail.

BEDROOM 3.44m x 2.70m (11'3" x 8'10")
Timber floor and central heating radiator.

NO 2 BEUDY

KITCHEN/DINER/LOUNGE 5.54m x 3.64m (18'2" x 11'11")
High gloss floor and wall units, partly tiled walls, Belfast sink with chrome mixer taps, oven and hob with oak beamed ceiling, central heating radiator, store room

FIRST FLOOR
Electric meter box

BATHROOM 2.27m x 1.20m (7'5" x 3'11")
With pedestal wash hand basin, shower, tiled walls, heated towel rail and timber floor.

BEDROOM 3.06m x 3m (10'0" x 9'10")
Timber floor and central heating radiator.

NO 3 GRANAR

FRONT ENTRANCE

LOUNGE/DINER 3.37m x 3.63m (11'0" x 11'10")
Fitted cupboard, electric meter box, central heating radiator, timber floor.

KITCHEN 3.58m x 1.92m (11'8" x 6'3")
Timber effect wall and floor units, Belfast sink with chrome mixer taps, built in oven, hob, partly tiled walls, timber floor.

FIRST FLOOR

LANDING

BATHROOM 2.29m x 1.26m (7'6" x 4'1")
Shower, low level wc, pedestal wash hand basin, panelled walls, heated towel rail and timber floor.

BEDROOM 4.51m x 3.m (14'9" x 9'10")
Spacious room with timber floor and central heating radiator.

NO 4 - SGUBOR

FRONT ENTRANCE

KITCHEN/DINER/LOUNGE 5.53m x 3.51m (18'1" x 11'6")
Timber effect wall and floor units, Belfast sink with chrome mixer taps, built in oven, hob, partly tiled walls, oak beam ceiling, timber floor.

FIRST FLOOR

LANDING
Electric meter box

BATHROOM
Shower, low level wc, pedestal wash hand basin, tiled walls, timber floor.

BEDROOM 3.67m x 3m (12'0" x 9'10")
Timber floor and central heating radiator.

HENDY ACRE UCHAF FARMHOUSE SERVICES
We are given to understand that Mains Electricity, Mains Water and shared Drainage serve the dwelling and the property benefits oil fired central heating. NB THE AGENTS HAVE NOT TESTED ANY SERVICES, APPARATUS OR EQUIPMENT APPROPRIATE TO THIS PROPERTY. INTERESTED PARTIES MUST SATISFY THEIR OWN REQUIREMENTS IN ALL RESPECTS (INCLUDING AVAILABILITY & CAPACITY ETC) PRIOR TO A COMMITMENT TO PURCHASE.

HENDY COTTAGES SERVICES
We are given to understand that Mains Electricity, Mains Water, and Private Drainage serve the cottages which also benefit oil fired central heating. NB THE AGENTS HAVE NOT TESTED ANY SERVICES, APPARATUS OR EQUIPMENT APPROPRIATE TO THIS PROPERTY. INTERESTED PARTIES MUST SATISFY THEIR OWN REQUIREMENTS IN ALL RESPECTS (INCLUDING AVAILABILITY & CAPACITY ETC) PRIOR TO A COMMITMENT TO PURCHASE.

TENURE & POSSESSION
We are given to understand 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

VIEWING ARRANGEMENTS
Viewing arrangements are strictly by prior appointment through the Agent's Ruthin Office (Tel No : 01745 812049)

EASEMENTS, 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.

PLANS & 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.

TOWN & COUNTRY PLANNING
Under the planning permission granted for the five holiday units, the property is subject to a Section 106 agreement and is to be sold together with the adjoining land/fields shown edged blue on the plan. The property is therefore offered for sale as a single lot only. Please ask agents for a copy of the S.106 agreement and further details.

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 assumptions 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 property 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.

DISPUTES
Should any dispute arise as to the boundaries or any points included in General Remarks, Stipulations, Particulars or on the Plans or the interpretation of any of them the questions shall be referred to the arbitration of the Selling Agents, Clough & Co, whose decision acting as the Vendor's Agents shall be final.