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Ty'n Ddol Farm,Tan Lan, Llanrwst

A traditional former farmhouse together with range of former farm buildings and farm yard.

Ty'n Ddol is located within 1 mile of the traditional market town of Llanrwst in the beautifulConwy Valley occupying a delightful semi rural setting with excellent access onto the A470

main road.

The farmhouse has been sympathetically extended and refurbished over the years but retainsoriginal features throughout. Attractive garden, ample parking and garage.

There are a range of outhouses and modern former agricultural outbuildings which could beadapted for various business uses (subject to consent).

Price guide £295,000

Tel: (01492) 642551 www.iwanmwilliams.co.uk

Ty'n Ddol Farm, Tan Lan, Llanrwst, LL26 0TU

Description:Description:Description:Description: Formerly a busy working farm, Ty'n Ddol is now adelightful property comprising a detached farmhouse with attachedouthouses, former farmyard and large modern former agriculturalhousing shed and barns.

In recent years the yard was used in connection with a small haulagebusiness operating under licence. Currently the yard has been used forthe storage of caravans and, subject to consent, this could bedeveloped into a larger concern.There are many varied uses for the yard and buildings.There is no longer agricultural land attached to Ty'n Ddol farm.

The accommodation affords:The accommodation affords:The accommodation affords:The accommodation affords: (approximate measurements only)

FARMHOUSEFARMHOUSEFARMHOUSEFARMHOUSE

Living Room:Living Room:Living Room:Living Room: 22'6" x 13'1" (6.86m x 4m) Feature deep recessedinglenook fireplace with oak lintel over, slate flagged hearth, insetseating, cast iron effect electric stove; display shelving; beamed andoak ceiling; two double panelled radiators; uPVC double glazedwindows to front elevation; uPVC double glazed front door; TV point.Step leading down to:

Snug:Snug:Snug:Snug: 11'3" x 10'10" (3.44m x 3.3m) Recessed fireplace with timberlintel over, slate hearth; TV point; beamed ceiling; telephone point;uPVC double glazed Georgian style window overlooking rear; doublepanelled radiator. Doorway leading to:

Kitchen Diner:Kitchen Diner:Kitchen Diner:Kitchen Diner: 20'10" x 10'3" (6.34m x 3.13m)

Dining Area:Dining Area:Dining Area:Dining Area: Beamed ceiling; uPVC double glazed windowoverlooking side; wall lights; high level shelving; double panelledradiator;

Kitchen Area:Kitchen Area:Kitchen Area:Kitchen Area: Range of fitted base and wall units with complementaryworktops; 1 ½ bowl sink with mixer tap; split level double oven andgrill; four plate ceramic hob, concealed extractor above; peninsularunit with glazed display cupboard over; telephone point, uPVC doubleglazed window overlooking rear with views; beamed ceiling; timberand glazed door leading through to:

Rear Porch & Utility Room:Rear Porch & Utility Room:Rear Porch & Utility Room:Rear Porch & Utility Room: 9'5" x 7'10" (2.88m x 2.39m) Base units;plumbing for automatic washing machine; space for dryer, fridge andfreezer. Single drainer sink; double panelled radiator; cloak hooks andshelving. Rear timber doors leading to either side of property. uPVCdouble glazed window overlooking side elevation.

Small Lobby Area:Small Lobby Area:Small Lobby Area:Small Lobby Area: (Leads off from kitchen). Access to built-in storeand cloaks cupboard with light connected.

Bathroom:Bathroom:Bathroom:Bathroom: Three piece Victorian suite comprising panelled bath withmixer tap shower adaptor, pedestal wash hand basin, low level WC;radiator; wall tiling; extractor; uPVC double glazed window to sideelevation.

Tel: (01492) 642551 www.iwanmwilliams.co.uk

Internal Hallway:Internal Hallway:Internal Hallway:Internal Hallway: (Access from Living Room, steps leading up). uPVCdouble glazed door leading to rear yard; timber balustrade and spindlestaircase leads off to first floor; radiator; uPVC double glazed windowto front elevation; vaulted ceiling; velux double glazed windows torear.

Bedroom:Bedroom:Bedroom:Bedroom: 12'8" x 9'5" (3.85m x 2.86m) Two uPVC double glazedwindows to rear elevation; telephone point; radiator; access to roofspace.

Shower Room:Shower Room:Shower Room:Shower Room: Corner shower enclosure with curved glazed doors;electric shower; low level WC; vanity unit with inset sink; wall tiling;extractor fan; uPVC double glazed window to rear; ladder style heatedtowel rail.

Bedroom No 2:Bedroom No 2:Bedroom No 2:Bedroom No 2: 13'0" x 11'6" (3.95m x 3.5m) Double panelledradiator; uPVC double glazed windows to front, side and rear.From hallway stairs leading up to:

Bedroom No 3:Bedroom No 3:Bedroom No 3:Bedroom No 3: 17'5" x 14'8" maximum (5.3m x 4.46m maximum)Feature vaulted ceiling with 'A' frame roof timbers and beamedceiling; small wardrobe to recess; two uPVC double glazed windowsto front, two skylight widows to rear elevation. En-suite WC and washbasin, extractor fan.

Outside:Outside:Outside:Outside: Attached to the main house and off the side courtyard there isa former dairy and store/tool sheds comprising:- Room 1 (2.3m x2.6m); Room 2 (2.3m x 3.2m); Room 3 (3.3m x 2m) water connected.Timber and corrugated outside store (4.2m x 2.2m) light connected,water tap. To the rear of the property there is an attractive establishedgarden with shrubs, plants and grassed areas. Drying area; randompaved patio. On a lower level there is an additional attractive gardenmainly grassed with small shrubs and plants. Barbeque and 'Ty Bach'(outside WC).Single car garage with up and over door; additional larger garage(9'45m x 5.36m) with light and power connected, water tap.Enclosed former farmyard currently used for caravan storage.Three bay timber and corrugated hay barn; timber and steel modernagricultural animal housing shed and silage clamp (22m x 7.4m

approximately). Additional lean-to (22m x 15m) with livestockcubicles and central passage. Lean-to store shed.To the rear of the house there is also a lean-to store and boiler room(3.68m x 3.57m), Worcester central heating boiler.

Services:Services:Services:Services: Mains water and electricity are connected to the property;septic tank drainage. Oil fired central heating.

Directions:Directions:Directions:Directions: Proceed north of Llanrwst towards Llandudno along theA470 for approximately 1 mile, turn right into the small hamlet of TanLan off the new stretch of the A470, turn immediately left along theold part of the A470 and follow this road and the property will beviewed on the left hand side.

Viewing: Viewing: Viewing: Viewing: By appointment through the agents Iwan M Williams,Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel (01492)642551.

IMW/JAL - 27th September 2012/LL679

This material is protected by the laws of copyright. The owner of thecopyright is Iwan M Williams Estate Agents. The sales particularsincluding photographic material form part of our database rights andcopyright laws. No copying or distribution without authorisation orowner’s permission.

These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for anypurpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to becomeunder any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Anyprospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agentsupplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.