Llangwyryfon, Aberystwyth

COUNTRY LIVING AT ITS BEST ..Are you tired of the urban humdrum, hankering for that quintessential slice of rural nirvana, then perhaps here we have the very opportunity. Nestled in the midst of rural Ceredigion, Ty Nant is that archetypal stone built Welsh cottage, its two acres of grounds and woodlands, an ideal stage for home grown vegetables and free range chickens.... visions of the good life indeed, whilst inside the accommodation offers a traditional, yet practical and flexible layout. The accommodation briefly comprises, Hallway, Study / Snug, Sitting Room, farmhouse Kitchen/Living, Scullery, Utility / Boot Room, Shower Room, Stairs to First Floor, Three Bedrooms, Bathroom, Garage & Workshop. Recent improvements and additions by the current vendor includes new biomass heating system, EV charger point, PV solar panels and polytunnel (14'0 x 30'0)

Construction
The original house is built of solid masonry stone with a later extension of traditional block cavity construction. The external elevations are part rendered and all painted externally. The main walls support a pitched roof laid with modern artificial slate tile.

Situation and Location
The property is situated some 11 miles south east of Aberystwyth whilst the villages of Llangwyryfon and Lledrod are two miles equidistant

Directions
The property can be approached by several directions. From Lledrod, proceed uphill on the main A485 towards Tregaron. Turn right off on the bend on the top of the first hill then take the left hand fork on to the country lane. Proceed along this road for approximately 1 mile. Ty Nant is situated on the left hand side with two entrances.

Accommodation Comprises
The property is entered via timber casement door with lead lined glazed panels to:-

Enclosed Porch
Windows to either side. Georgian glazed door to:-

Hall
Stairs rising to first floor. Communicating doors off to:-

Study / Snug - 6'10" (2.08m) x 15'7" (4.75m)
Double glazed windows to front and side elevations adding natural light. Double panelled radiator. Exposed beams to ceiling. Open doorway leading through to::-

Sitting Room - 7'0" (2.13m) x 14'3" (4.34m)
Double glazed windows to front, rear and side elevations. Double panelled radiator. Power points. TV point

Kitchen - 13'10" (4.22m) x 15'7" (4.75m)
Double glazed window to front elevation. Under stairs pantry. Range of fitted base cupboards with butcher block worktops over incorporating single drainer stainless steel sink. Space for free standing cooker. Inset fireplace with slated hearth housing log burning stove. Double panelled radiator. Tiled floor


Scullery - 5'7" (1.7m) x 15'7" (4.75m)
Window to rear elevation. Double glazed casement door to rear elevation. Double base level unit with work top over. Fitted `Belfast` sink. Panelled radiator. Plumbing for automatic dishwasher.

Shower Room
Double glazed window to rear elevation. Tiled floor. Suite comprising `eco` flush w/c, pedestal wash hand basin and corner shower quadant with sliding glazed screen housing chrome mixer shower.

Utility / Freezer Room - 6'2" (1.88m) x 14'3" (4.34m)
Double glazed windows to front and rear elevation. Tiled floor. Panelled radiator. Plumbing for washing machine. Space and vent for tumble drier. Wall mounted RCD panel (recently upgraded to 18th edition).

Garage - 11'10" (3.61m) x 15'7" (4.75m)
Built of concrete panels with division wall and door to
(EV charger mounted to outer wall)

Workshop
Windows to side elevation. Floor mounted Biomass boiler (pellet fed) providing
domestic hot water and central heating facilities

First Floor
Stairs rise from hallway to split first floor

Rear Landing
Pair of doors to airing cupboard

doors off to:

Bathroom
Double glazed window to side elevation. Suite comprising panelled bath, pedestal wash hand basin and low flush wc. Ceramic wall tiles to water sensitive areas. Heated towel rail. Extractor fan.

Bedroom Three - 6'9" (2.06m) x 13'7" (4.14m)
Double glazed window to rear elevation. Further high level double glazed window to side elevation. Partially vaulted ceiling. Panelled radiator. Power points

Main Landing
Double glazed window to front elevation. Timber balustrade. Power points

Bedroom Two - 6'9" (2.06m) x 15'7" (4.75m)
Low level double glazed window to front elevation. Panelled radiator. Power points

Bedroom One
Double glazed window to front elevation. Built-in closet/wardrobe. Panelled radiator. Power points

Outside
The property is approached via tarmecadam driveway leading to the garage. Timber gate then leads to the front of the house where there is a generous front garden sporting many plants and shrubs etc. To the far side there is a gravelled area and secondary driveway, wood cutting area, timber built log store and brick built outbuilding / storage and slabbed patio area. The rear is gently sloping and features a polytunnel (30`0 x 14`0) and garden store sheds along with a mixture of plants, shrubs, raised vegetable beds and orchard trees. Beyond here there is an area of mixed woodland (around and acre) which features a timber built retreat with seating and chiminea, ideal for summer evening aperitif`s

Services
Mains electric, private water and drainage (Recently installed sewage and waste water plant) Biomass central heating.

PV Solar Panels with battery back up system with connection to EV charger.

FIBRE OPTIC BROADBAND -
Council Tax Band E


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.

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

IMPORTANT INFORMATION (cont)
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 E

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.