A substantial and attractive stone built farmhouse offering spacious accommodation and potential for improvement together with extensive traditional and steel framed farm buildings with development opportunities together with Approx 13.69 acres of land.

SITUATION

Llwyn Mawr enjoys an enviable location on the edge of the Vale of Clwyd and just outside the village of Llanrhaeadr. The Village hosts a local shop while the town of Denbigh offering a wide range of local shops and services is only a couple of miles away. Ruthin is about 5 miles while Chester (29 miles) and many of the other major centres of North Wales and the North West are readily accessible from this location.

It is undoubtedly a most attractive location with views towards to the Clwydian Hills and Moel Famau.

THE PROPERTY

Llwyn Mawr is approached over a private drive which leads down into an attractive courtyard formed by the farmhouse and traditional stone built farm buildings. The farmhouse, which faces south, has considerable scope for modernisation and improvement. At present, the accommodation comprises kitchen, sizable dining room, sitting room, study and a large utility at the front of the house which would make an excellent new farmhouse kitchen. Upstairs there are three good sized bedrooms and a family bathroom with a further two bedrooms on the second floor.

The buildings originally housed a small dairy herd and would be ideal for somebody wanting to keep small numbers of stock. In addition, the buildings offer great potential for conversion to a variety of alternative uses, subject to planning permission.

The land which extends to approx 13.69 acres provides good quality grazing and is capable of growing a variety of arable or root crops. Additional land extending in total to 108 acres may be available by separate negotiation.

A solid door opening into rear entrance lobby giving access to:

Kitchen 4.36m x 3.60m max

Extensive range of base units incorporating plentiful cupboard and drawer space with worktop over incorporating double stainless steel sink with drainer with space and plumbing for a dishwasher alongside. Further wall mounted storage cupboards and tiled floor.

Dining Room 4.84m x 4.37m

Open fire set in tiled surround and hearth.

Sitting Room 4.35m x 3.60m max

Open fire set in tiled surround and hearth, exposed timber work.

Office 2.41m x 2.74m

Built in storage cupboard.

Utility 4.33m x 3.94m (average measurement)

Myson Marathon gas central heating boiler set in Inglenook with timber beam over, original slate floor.

From the inner hall a door opens down into the Cellar. A turned staircase rises to a first floor landing giving access to:

Bedroom One 3.82m x 3.24m

(Used as office) to front of built-in cupboards.

Bedroom Two 4.00m x 3.47m

Exposed timbers to ceiling, built-in wardrobe.

Bedroom Three 4.40m x 2.88m (to front of fitted wardrobes)

Bathroom 2.43m x 2.78m

With white suite comprising bath, wash-hand basin and WC, corner shower cubicle with Triton electric shower unit.

Stairs to:

Bedroom Four 4.38 max x 3.55

Exposed timber truss and door to:

Bedroom Five 3.69 x 4.38

Exposed timber truss.

FARM BUILDINGS

Adjoining the house is a stone and slate range comprising a former Shippon (11.28m x 4.12m) with concrete floor, doors in rear elevation all lofted over and with open fronted lean-to to the front.

To the rear of this building external steps rise to the first floor Barn (10.6m x 4.47m) being over the kitchen and dining room.

Timber Barn (22.9m x 7.3m) with Lean-to (8.8m) to rear and a further Lean-to (7.76m) one end with door leading to Workshop (7.64m x 7.92m) complete with pit.

Traditional stone built building comprising open fronted Cattle Shed and adjoining Box, Store, former Dairy and Shippon (21.85m x 7.60m) and with Timber Barn to the rear. Steel frame Cattle Yard (13.38m x 7.18m) concrete floor and feed fence and Lean-to to the rear. A further steel framed Cattle Yard (14.37m x 8.65m) concrete floor and feed fence.

Traditional stone built Barn (10.0m x 4.63m) lofted over and with single storey Lean-to to the rear (viewers should not enter this building) Former Cattle Building now divided into two workshops measuring (6.33m x 7.65m) and (6.32m x 3.13m) both having lighting, power and water. Former Pigsty divided into 12 pens with central passage. Three bay Dutch Barn with concrete yard to front.

SERVICES

Mains electricity, water and mains gas are connected. Drainage is to a private septic tank. Neither the services nor installations have been tested and no warranty has been given to their condition.

OUTGOING

The property is assessed in band G for Council Tax purposes and the Council Tax payable for 2008/2009 is £1,897.67.

LOCATION

For Denbigh take the A525 towards Ruthin passing The Bookhouse Mill Hotel on the left-hand side. Llwyn Mawr will be found on the left-hand side after about ¾ of a mile.

VIEWING

Strictly by appointment through Denton Clark on 01244 409660.

SALE PLAN & PARTICULARS

The Sale Plan is based on the modern Ordnance Survey Sheet with the sanction of the Controller of the HMSO. The purchaser shall raise no objection or query in respect of any variation between the physical boundary on site and the OS Sheet Plan. The Plan is strictly for identification purposes only and the areas have been estimated. The purchasers will be responsible for erecting fences between the points E-G, H-I and D-C.

TENURE

The property will be sold freehold and vacant possession will be available on completion.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY

The property is sold subject to all existing easements, wayleaves, public and private rights of way whether specified or not in these Sales Particulars.

THE PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.