Llanbedr D.C. Stands on the lower slopes of The Clwydian Hills some 2.5 miles from the medieval town of Ruthin and 9 miles from Mold. Both provide a wide range of shopping facilities catering for most daily requirements, together with primary and secondary schools for all ages together and leisure facilities. Chester is some 23 miles with excellent road connections to the motorway network.
There is a popular Inn, parish church and village hall in the centre some 500 yards distant, and the primary school is off the road to Llandrynog.

UPVC double glazed front door leading to large outbuilt reception hall/sun room.

Four large windows to front affording a predominately westerly aspect over the gardens and beyond Ruthin and in the far distance to Snowdonia. Ceramic tiled flooring. Glazed and panelled door leading to central reception hall.

High ceiling with arched detailing to the inner hall with staircase rising off, enclosed understairs cupboard, plate rail, parquet block flooring, panelled radiator.

Modern white suite to a Victorian style with pedestal wash basin and low level WC, part tiled walls, ceramic tiled flooring, two double glazed windows, panelled radiator.

A spacious room with shallow bow window to front affording views towards Ruthin, further double glazed window to one side, feature stone faced chimney breast with arched display niche and oak shelving, recessed fireplace with marble hearth and free-standing wood stove, TV point, ceiling downlighters, panelled radiator.

Double glazed window, panelled radiator.

Very much the heart of the home, it is a spacious and versatile room fitted with a contemporary range of furnishings. T

he kitchen has a range of base and wall mounted cupboards and drawers with a light grey painted finish in the main enhanced by oak doors to either side of the former chimney breast. There is a black enamel oil fired Rayburn which interconnects into the heating and domestic system together with two ovens and hotplates. The kitchen has black granite working surfaces to include an inset sink with mixer tap, dresser style unit with two glazed display cabinets, extractor fan, inset Neff ceramic hob. Peninsular divide providing breakfast bar together with additional storage. Pantry cupboard, integrated fridge, inset Neff double oven.

To the dining and lounge is an oak boarded floor with downlighters, double glazed window to a secluded side patio, panelled radiator. The kitchen area has a riven stone effect ceramic tiled floor also with downlighters and twin glazed patio doors opening out. Twin doors open to utility room.

A large and versatile room with base units having a cream high gloss finish to door and drawer fronts, woodgrain effect working surfaces to include inset 1.5 bowl sink, void and plumbing for washing machine and tumble dryer, Fire Bird oil fired boiler providing heating and hot water, attractive tiled floor, large walk-in store cupboard, glazed door to side.

Fitted cupboard with shelving, further store cupboard.

Double glazed window, panelled radiator.

A spacious room with part vaulted ceiling, wide double glazed window to the western side, outbuilt range of wardrobes comprising two double and one single door robe, panelled radiator.

White suite comprising corner cubicle with glazed screen and high output shower, pedestal wash basin and WC, two fitted cupboards, one housing a large pressurised cylinder and the other with fitted shelving. Downlighters, chrome towel radiator.

Fitted wardrobes to one wall comprising two double and one single door robe, matching corner dressing table, double glazed window, partially vaulted ceiling, panelled radiator.

Double glazed window to front with far reaching westerly views, built-in double door wardrobe, panelled radiator.

Double glazed window to side, high vaulted ceiling, panelled radiator.

Modern white suite comprising panelled bath, separate walk-in shower cubicle with glazed screen and high output electric shower, pedestal wash basin and WC, part tiled walls, built-in double door linen cupboard with shelving, chrome towel radiator.

The property stands within extensive gardens of just over 0.5 acre. It is approached over a shared driveway leading to this and two other properties and thereafter the drive extends up through large informal lawns to a wide tarmacadam parking area which extends across the width of the house providing pedestrian access to the right hand side and domestic area, whilst to the left hand side it provides access to the garage and side garden.

Immediately adjoining the front is a raised terrace with low level stone walls and well stocked and established flower and shrub borders. Gated entrance to a very secluded side westerly facing garden with extensive patios and low level stone walls together with raised beds, feature exposed stone wall and a large central lawn with a pleasing north-westerly aspect.

Electric light and power installed.

An enclosed storeroom with electric light and power installed to include plumbing for a washing machine and double drainer sink with cold supply.

Beyond is a very sheltered and secluded lawn garden with wide patio and flower & shrub borders. It has a lovely westerly aspect with double doors leading into the kitchen, A pathway extends around to a concrete area with open fronted log stores to both the rear and right hand side of the house.

Further paths and stairway leading to the upper patio with access to :

A large and versatile room with electric light and power installed. Adjoining timber panelled garden shed. 8'1 x 7'2

Beyond the gardens extend in to a beautiful landscaped area with wide sweeping lawns, winding pathways and a large ornamental pond with a large purpose built summer house 9'4 x 9'2 arranged to take full advantage of the far reaching westerly views across the village and Vale towards Ruthin and beyond.

From the Agent's Ruthin Office take the A494 Mold Road proceeding for some 2 miles. On entering the village of Llanbedr continue past the church and the turning for Lon Cae Glas on the left and after a further 250 yards the entrance to Tan Y Ffordd will be found on the left hand side.

Before we can confirm any sale, we are required to verify everyone’s identity electronically to comply with Government Regulations relating to anti-money laundering. All intending buyers and sellers need to provide identification documentation to satisfy these requirements.

There is an admin fee of £30 per person for this process. Your early attention to supply the documents requested and payment will be appreciated, to avoid any unnecessary delays in confirming the sale agreed.

The Material Information Report for this property can be viewed on the Rightmove listing. Alternatively, a copy can be requested from our office which will be sent via email.

Mortgage referrals, conveyancing referral and surveying referrals will be offered by Cavendish Estate Agents. If a buyer or seller should proceed with any of these services then a commission fee will be paid to Cavendish Estate Agents Ltd upon completion.

By appointment through the Agent's Ruthin office 01824 703030.

FLOOR PLANS - included for identification purposes only, not to scale.

HE/PMW