Tegfan, 2 Colomendy, Cyffylliog, Ruthin

GENERAL REMARKS

SITUATION & DIRECTIONS
The property is situated in the very pleasant village location of Cyffylliog offering village amenities to include public house and restaurant. The Market Towns of Ruthin and Denbigh are approximately 4 miles and 7 miles distance which include further leisure, shopping and schooling facilities.

From our Ruthin office take the first exit off the roundabout onto to the A525 (Denbigh Road) then take a right turn onto the B5105 towards Cerrigydrudion, proceed along this road and take the second exit off the roundabout. Turn right signposted Cyffylliog and continue on this road for approximately 3 miles until you reach the village, pass the village primary school on the left hand side, up the hill passing the Red Lion Public House taking the immediate next right and then left and the property can be seen on the left hand side.

DESCRIPTION
Tegfan is a delightful 3 bedroom semi-detached house benefiting from a peaceful location overlooking open countryside views to the rear which is considered ideal for a family home or those seeking a property as an investment opportunity. The property would benefit from some modernisation.

The accommodation briefly comprises :-

FRONT ENTRANCE

HALL 3.73m x 1.72m (12'2" x 5'7")
Understairs storage cupboard, carpeted floor and central heating radiator.

LOUNGE 5.68m x 3.62m (18'7" x 11'10")
Open fireplace with brick surround and slate hearth, storage cupboard, carpeted floor and central heating radiator.

KITCHEN/DINER 3.84m x 2.72m (12'7" x 8'11")
With laminate floor, timber effect wall and floor units, stainless steel sink unit, partly tiled walls, central heating radiator and door to small pantry with electric meter box, door to :-

SPACIOUS REAR HALL 4.14m x 2.41m (13'6" x 7'10")
Which benefits access to the rear and front garden and includes door to :-

DOWNSTAIRS CLOAKROOM
With Low level WC.

COALHOUSE/STORAGE

FIRST FLOOR

LANDING
With access to loft space, carpeted floor and door to :-

BEDROOM ONE 3.67m x 3.27m (12'0" x 10'8")
With built-in wardrobe, carpeted floor, window overlooking rear aspect enjoying open countryside views, central heating radiator.

BEDROOM TWO 3.26m x 2.89m (10'8" x 9'5")
Fitted wardrobe, carpeted floor, window overlooking rear aspect with open countryside views and central heating radiator.

BEDROOM THREE 2.72m x 2.38m (8'11" x 7'9")
Fitted cupboard with window overlooking front aspect, carpeted floor and central heating radiator.

BATHROOM/WC 2.20m x 1.70m (7'2" x 5'6")
Comprising low level wc, pedestal wash hand basin, walk-in shower cubicle with electric Mira shower, laminated floor, tiled walls and central heating radiator.

OUTSIDE
There is allocated parking for 2 vehicles, lawned area to front and rear with hedges and shrubs, oil tank situated at the rear and store shed.

SERVICES
We are given to understand that Mains Electricity, Mains Water and Drainage serve the dwelling. 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.

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

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

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
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.

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.