Broncynfelin, Llangorwen

A well presented three bedroomed family home set in Llangorwen, a village of high regard just 2.5 miles form Aberystwyth and one mile from the beach at Clarach bay. This functional home is perfectly adapted for multiple purposes either as a practical down size or first time buy or second time, the accommodation having been tastefully modernised with open plan living room / kitchen plus separate sitting room whilst extended space into the attic now provides three double bedrooms. The location is highly sought after, allowing a 10 minute drive into the afore mentioned university town and all its prominent facilities, including the main university campus, or a picturesque walk down to the beach.

Situation & Location
The property is situated within Llangorwen, a pretty village only one mile for the beach at Clarach Bay, allowing great access to Aberystwyth (2.7 mile). and the nearby train station at Bow Street (1.6 miles) whilst the every popular coastal town of Borth is just 4 miles to the north.

Construction
The property is constructed of double brick skin with cavity supporting a tiled roof

Accommodation Comprises
The property is entered via a PVCu door having double glazed sidelights to:

Hallway
Stair rising to first floor. Understair cupboard. Double panelled radiator.
Doors off

Sitting Room - 12'0" (3.66m) x 10'0" (3.05m)
Double glazed PVCu window to front elevation. Inset fireplace with decorative surround and mantle. Power points. TV / satellite point. Double panelled radiator

Living Room - 12'0" (3.66m) x 14'2" (4.32m)
Pair of PVCu double glazed patio doors to rear elevation (access to rear garden). fireplace with decorative surround and mantle. Range of power points. Double panelled radiator.
open plan to:-

Kitchen Area - 9'4" (2.84m) x 6'0" (1.83m)
Double glazed PVCu window to side elevation. Range of base and eye level units in white with contrasting work tops over. Range of power points. Single bowl. single drainer, stainless steel sink unit. Ceramic wall tiling Space for free standing cooker with stainless steel extractor canopy over. Double glazed PVCu casement door to rear elevation to:

Rear Porch - 6'6" (1.98m) x 4'1" (1.24m)
Double glazed PVCu casement doors to side both side elevations. Open door to:

Utility
Window to side elevation. Space and plumbing for washing machine. Space for free standing fridge-freezer. Power points

First Floor
Stairs rise and turn to

Landing
Double glazed PVCu windows to side and front elevations. Timber balustrade. Double power point. Stairs rising to second floor. Doors off to;

Bathroom
Opaque double glazed PVCu window to side elevation. Suite comprising pedestal wash hand basin. `eco` flush wc and panelled `P` bath having chrome mixer shower over with glazed screen. Full ceramic tiling to walls. Panelled radiator.

Bedroom One - 14'3" (4.34m) x 10'8" (3.25m)
Double glazed PVCu window to rear elevation. Built-in wardrobes with sliding
mirrored doors. Double panelled radiator. Power points.

Bedroom Two - 10'0" (3.05m) x 10'9" (3.28m)
Double glazed PVCu window to front elevation. Built-in wardrobes with sliding
mirrored doors. Double panelled radiator. Power points.

Second Floor
Stair rise and turn with timber balustrade to small landing with door to;-

Bedroom Three - 13'0" (3.96m) x 13'3" (4.04m) Min
Double glazed `Velux` windows to front and rear aspect. Vaulted ceilings. Access to eave storage. Power points. Double panelled radiator.

Outside
Enclosed front garden laid mainly to lawn with timber fencing to the front and concreted path to front door. The rear garden is laid mostly to patio slab and lawn with access to rear communal parking ground. Access to shed adjoining utility. Garden shed of metal panels with double doors. Oil tank

Services
We are advised that mains electricity, water and drainage are connected
Oil fired central heating

Council Tax Band C

Anti Money Laundering
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill. Proof of funds will also be required, or if a mortgage is required a copy of a mortgage decision in principal. The successful purchaser(s) will be charged £20 including vat, per person for digital AML verification. We appreciate your cooperation to avoid any delays in finalising the sale.

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.

Council Tax
Ceredigion County Council, Band C

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.