Clos Y Llan, Lledrod, Aberystwyth

A modern family home in excellent order with functional practical living space with sitting room, kitchen, separate dining room, cloakroom, utility room and garage on the ground floor, whilst upstairs there are four double sized bedrooms (one en-suite) plus family bathroom with the warming benefits of central heating and double glazing. The property sits quietly at the bottom of a private cul-de-sac 8 miles of the market town of Tregaron and 9 miles south of Aberystwyth boasting a plethora of facilities and retail amenities,

LOCATION
The property is situated in a surrounding area with views overlooking an area of natural beauty. This is enjoying an ever increase in popularity as a residential area and a base for a number of exhilarating mountain walks. This is a favoured angling locality as there is excellent fishing in the Teifi, its tributaries and nearby mountain lakes. The locality is healthy and completely unspoilt, being noted for its natural beauty. The Cardigan Bay Coast is within easy reach as well as excellent shopping centres at the University and Seaside Resort of Aberystwyth (9 miles) and Lampeter (12 miles). The market town of Tregaron is with 6 miles. Ysgol Rhos Helyg, Bronant provides the nearest local Primary school whilst there are secondary education at Tregaron and Aberystwyth.

Accommodation Comprises
The property is entered via PVCu door under storm porch to:-

Entrance hall
Double glazed PVCu door to front elevation. Slate tiled floor. Stairs rising to first floor. Double panelled radiator. Telephone point.
Communicating doors off to:-

Cloakroom
Slate tiled floor.Suite comprising low flush w/c and wash hand basin. Panelled radiator

Lounge - 19'0" (5.79m) Min x 12'0" (3.66m)
Double glazed PVCu bay window to front elevation. Pair of double glazed PVCu patio doors to rear elevation. Oak flooring. Range of power points. TV point. Double panelled radiator.

Dining Room - 11'3" (3.43m) x 11'4" (3.45m)
Pair of double glazed PVCu patio doors to rear elevation. Oak flooring. Power points. Double panelled radiator.

Kitchen - 11'3" (3.43m) x 9'10" (3m)
Double glazed PVCu window to front elevation. Range of base and eye level units with roll top work surfaces over. Fitted electric fan assisted oven and grill in stainless steel. Surface mounted halogen hob having integrated extractor over. Integrated refrigerator and freezer. One and a half bowl, single drainer, stainless steel sink unit, Complementary ceramic wall tiles. Panelled radiator, Slate tiled floor. Door to:-

Utility Room - 11'4" (3.45m) Max x 8'7" (2.62m)
Double glazed PVCu window to front elevation. Double glazed PVCu casement door to rear elevation. Base level unit with work top over. Single bowl, single drainer, stainless steel sink unit. Space and plumbing suitable for washing machine. Slate tiled floor. Panelled radiator. Floor mounted oil fired `Worcester` boiler. Power points. Door to:-

Garage - 19'10" (6.05m) x 10'0" (3.05m)
Up and over door to front elevation. Double glazed window to rear elevation. Power & light

First Floor
Stairs rise and turn via half landing to:-

Landing
Double glazed PVCu full height feature window to rear elevation. Timber balustrade. Panelled radiator. Power point. Doors to airing cupboard. Doors off to:-

Bedroom Four - 12'1" (3.68m) Max x 7'0" (2.13m)
Double glazed PVCu window to rear elevation. Panelled radiator. Range of power points

Bedroom Two - 12'0" (3.66m) x 9'0" (2.74m)
Double glazed PVCu window to front elevation. Double panelled radiator. Range of power points

Bathroom - 7'2" (2.18m) x 5'6" (1.68m)
Opaque double glazed PVCu window to front elevation. Suite comprising economy flush w/c, pedestal wash hand basin and panelled bath with chrome mixer shower over having folding glazed screen. Full ceramic tiling to walls. Nature stone floor.

Bedroom Three - 11'5" (3.48m) Max x 9'2" (2.79m)
Double glazed PVCu window to rear elevation. Double panelled radiator. Range of power points

Bedroom One - 12'9" (3.89m) Max x 12'1" (3.68m)
Double glazed PVCu window to front elevation. Double panelled radiator. Range of power points.
door to:-

En-Suite
Opaque double glazed PVCu window to front elevation. Suite comprising low flush wc, pedestal wash hand basin and glazed corner shower cubicle with chrome mixer shower. Ceramic tiling to one wall and shower area. Panelled radiator.

Outside
The property is approached via the front with driveway leading down to garage, the remainder of the front being laid to lawn with access either side of the property to the rear.

The main rear garden is laid almost entirely to lawn with varying patios and feature seating area. Slabbed area to one side with oil tank. Fencing to garden perimeters with trees to the rear and natural fall to low level stream.

Services
We are advised that the property is connected to mains electric supply and water. Private drainage. oil fired central heating. Council Tax Band F

IMPORTANT INFORMATION.
Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER

MONEY LAUNDERING REGULATIONS
MONEY LAUNDERING REGULATIONS 2003 Intending purchasers will be asked to produce identification documentation at a later stage and we would ask you for your cooperation in order that there will be no delay in agreeing the sale.

Council Tax
Ceredigion County Council, Band F

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.