Trofarth, Abergele

Full Description

A rare opportunity to acquire a three-bedroom dormer bungalow together with an operating Boarding Kennel Business in a picturesque rural location with far reaching views over open countryside.

SITUATION
Ty Newydd Gell is situated in the superb open countryside with far reaching views, yet is just 15 minutes from the A55 North Wales Expressway bringing the North Wales coastline as well as North West England into commutable distance.

Ty Newydd Gell is situated in the centre of a network of quiet rural roads, each providing walks with spectacular views around every corner. For those wanting to enjoy a more strenuous walk, the property is situated on the edge of the Snowdonia National Park with Mount Snowdon itself a short drive to the east. The towns of Conwy (9 miles) and Abergele (10 miles) each provide a range of schools, shops and amenities. Juntion 19 of the A55 is 7 miles distance and the London to Holyhead railroute can be accessed at Colwyn Bay being 20 minutes away.

THE PROPERTY
Ty Newydd Gell is a detached property offering plenty of character and enjoys both lawned and terraced gardens with a variety of established shrubs and trees. In the summer there is fine patio area on which to enjoy the summer sunshine. The property has been built in two stages. Part of Ty Newydd Gell was built around 1850 and is stone-built with dry-lined walls under a Welsh slate roof. The original Welsh cottage was added to some 25 years ago with a more modern construction of clad walls under Welsh slate and having double-glazing throughout the whole of the property with an LPG milti-fuel central heating system to provide winter warmth. The accommodation comprises:

Hall/Dining Room 14' 9" (max) x 9' 2" (max) (4.53m (max) x 2.81m (max))
Featuring an exposed stone wall and attractive slate slab floor and opening into an Inner Hallway with open timber staircase to first floor.

Kitchen 12' x 13' 6" (max) (3.67m x 4.16m (max))
With range of fitted base and wall units, sink, drainer and tiled splash-back, boiler, built-in electric oven with ceramic hob above and extractor hood. Inegral fridge and space for washing machine and fridge/freezer. The kitchen also has an attractive quarry tiled floor. Stable door into:

Sun Room 10' 4" x 5' 9" (3.16m x 1.79m)
A sun-trap with the potential for a variety of uses. Paved floor and single-glazed windows with views over garden and surrounding countryside. Door to rear.

Living Room 16' 7" x 11' 3" (5.09 x 3.45m)
With feature recessed brick fireplace with attractive timber beam above containing multi-fuel burning stove. Windows to three sides provide lovely views over countryside and patio and provides a great deal of light.

Inner Hallway
With slate floor and built-in storage area. Door to rear patio area and also door to:

Master Bedroom 14' 1" x 13' 2" (4.31m x 4.03m)
A large double bedroom with views over patio and open countryside through large mahogany double-glazed window.

Bathroom 8' 6" x 7' 2" (2.61m x 2.21m)
Having bath with 'Redring' shower above, tiled walls throughout, pedestal wash basin and w.c. Obscured windows to front and side.

Bedroom Two 10' 4" x 9' 2" (3.18m x 2.81m)
Featuring windows to front and side with laminate flooring.

FIRST FLOOR

Sitauted within the roof of the property there are attractive beams running to either side of the first floor and at present the whole floor is currently open and used as a bedroom and games area.

Bedroom Three 13' 8" x 10' 4") (4.20m (max) x 3.16m (max))
A double bedroom with wooden floor and views over garden.

Games Area 12' 3" x 10' 5" (3.76m x 3.21m)
Having timber flooring with storage cupboard housing the water cylinder and further storage areas under the eaves. Excellent views over countryside.

SERVICES
Mains water and electricity are both connected to the property. Drainage is to a septic tank within the demise of the property and a soakaway on neighbouring property. Central heating is provided by a dual LPG and multi-fuel system. None of the services have been tested and prospective purchasers are requested to make their own enquiries from the relevant Statutory Authorities.

TENURE
The property is believed to be freehold and vacant possession will be given upon 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.

TOWN & COUNTRY PLANNING ACT
The property, notwithstanding any description in these Sales Particulars, is sold subject to any Development Plan, Tree Preservation Order, Town Planning Scheme or Agreement, Resolution or Notice, which may or may come to be in force and also subject to any Statutory Provision or Bylaw without obligation on the part of the vendor to specify them.

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 (southern boundary pegged) and the OS Sheet Plan. The plan is strictly for identification purposes only and the areas have been estimated.

VIEWINGS
Strictly by appointment through Denton Clark (01244 409660).

DIRECTIONS
From Chester take the A55 Expressway to Llandudno Junction. Leave the A55 at Junction 19 taking the B5381 towards Betws-yn-Rhos. Stay on this road until you reach a cross-roads with the B5113. Turn right towards Llanrwst. On reaching The Holland Arms Public House, take a left turn and travel for approximately one mile and the Lead-Inn Boarding Kennels on your left-hand side. See Location Map.

Outside

OUTSIDE The house and business benefit from off-road parking on a gravel driveway with turnaround and is secured by an aluminium-gated entrance. In addition there is a Garden Shed and Log Store providing further storage. Within the grounds there is also a useful Workshop. To the rear of the property there is an attractive patio area with superb outlook over shrubbed rockery in the immediate vicinity and trees, river and hills in the distance.

Boarding Kennels

LEAD-INN KENNEL BUSINESS The Boarding Kennels are set away from the cottage; therefore, maintaining its privacy. The Kennels measure approximately 71' (21.74m) long and provide 18 sheltered kennels with meash open fronts. In addition, there is a Reception/Food Store and additional storage room. The Kennels have excellent potential for further development in addition to the current business.