Cellan, Lampeter, SA48 8HW

*** An idyllic 18.538 acre smallholding *** Located in the heart of the Welsh countryside *** Rural but not remote with fantastic views over the Teifi Valley *** Refurbished 3/4 bedroomed farmhouse *** Oil fired central heating, UPVC double glazing and Fibre Broadband to the premises *** An attractive smallholding with flexible use potential - As one large home or split into annexes *** Two self contained annexes ideal for multi generational living or income *** Large barn offering extensive storage or conversion potential (s.t.c.) - Currently utilised as workshop and stabling *** Set within open countryside with a high degree of privacy *** Suitable for Equestrian, small scale farming or lifestyle use *** In all the land is gently sloping to level in nature and is naturally draining with fenced boundaries - Suiting mixed use *** Far reaching rural views *** Traditional stone walled gardens with patio area, ornamental pond and walkways *** Greenhouse, hay barn, Chicken coup and sheds ***Direct access from the property for miles of riding*** *** Peaceful rural location with access to nearby Villages and amenities *** Viewings highly recommended - Contact us today.

We are informed by the current Vendors that the property benefits from private water, mains electricity, private drainage, oil fired central heating, double glazing, telephone subject to B.T.

transfer regulations, Fibre Broadband to the premises (subject to confirmation by your Provider), updated plumbing, newly fitted borehole with filtration system.

LOCATION   A delightful location running down a private track just off the Sarn Helen Roman Road, 4.5 miles East from the University Town of Lampeter and in the heart of the Teifi Valley, located just over 1 mile from the popular rural Village of Llanfair Clydogau, located on the B4343 roadway.

The Ceredigion Coast is within easy reach of the property, being approximately 12 miles distant, and it also lies to the motorway network at Crosshands, approximately a 40 minute drive.

GENERAL DESCRIPTION   Tanfforest is a a delightful residential country smallholding positioned within the upper reaches of the Teifi Valley enjoying breath taking views across its own land and woodland.

The farmhouse itself is traditionally built and offers well presented and refurbished accommodation comprising of 3/4 bedrooms, modern kitchen and bathroom.

Adjoining the farmhouse are two self contained annexes. One has been completed to a high standard, the other is almost complete.

Externally it boasts a useful multi purpose barn, currently a workshop and stables, and there also lies a useful greenhouse, hay barn and field shelter.

The farmhouse lies centrally within its own land of approximately 18.538 acres, split into numerous paddocks, being gently sloping to level in nature and suits mixed use, ideal for those with Equestrian, small scale farming or for conservation purposes.

In all an idyllic smallholding in a breath taking location with fantastic views. Vie... THE FARMHOUSE   The accommodation at present offers more particularly the following.

CONSERVATORY   19' 4" x 5' 2" (5.89m x 1.57m). Of UPVC construction with front entrance door, tiled flooring.

RECEPTION HALL   With radiator, large cloak cupboard offering potential to knock through into the annexe for further living accommodation. OFFICE/BEDROOM 3   10' 10" x 9' 4" (3.30m x 2.84m).

With radiator, rear entrance door opening onto the patio area. LIVING ROOM   21' 1" x 14' 6" (6.43m x 4.42m).

An impressive and spacious Family living area with a free standing cast iron multi fuel stove, double aspect windows, feature beamed ceiling, understairs storage cupboard, two radiators, staircase to the first floor accommodation.

LIVING ROOM (SECOND IMAGE)   LIVING ROOM (THIRD IMAGE)   KITCHEN   23' 6" x 6' 8" (7.16m x 2.03m).

A cottage style fitted kitchen with a range of wall and floor units with work surfaces over, stainless steel sink and double drainer unit, electric/gas cooker point and space, plumbing for dishwasher, radiator, rear entrance door, extractor fan.

KITCHEN (SECOND IMAGE)   KITCHEN (THIRD IMAGE)   SEPARATE W.C.   With low level flush w.c., wash hand basin, plumbing for automatic washing machine.

BOOT ROOM   10' 8" x 6' 2" (3.25m x 1.88m). With side entrance door. LANDING   With two Velux roof windows, undereaves storage. BATHROOM   10' 3" x 5' 9" (3.12m x 1.75m).

Having a delightful 3 piece suite comprising of a panelled bath with shower over, low level flush w.c., pedestal wash hand basin, radiator, extractor fan.

BEDROOM 2   10' 2" x 12' 2" (3.10m x 3.71m). With two windows to the front, radiator, vaulted ceiling with exposed beams, timber flooring.

PRINCIPLE BEDROOM 1   15' 0" x 14' 5" (4.57m x 4.39m).

An impressive open space with original timber flooring, two windows to the front, two windows to the rear and Velux window, vaulted beamed ceiling, radiator.

BEDROOM 1 (SECOND IMAGE)   EN-SUITE TO PRINCIPLE BEDROOM 1   A stylish and modern suite with low walls, enclosed tiled shower cubicle, enclosed w.c., vanity unit with wash hand basin, heated towel rail.

DRESSING ROOM/POTENTIAL BEDROOM 4   10' 3" x 9' 4" (3.12m x 2.84m). With radiator, boiler cupboard housing the hot water cylinder and immersion, original timber flooring.

ANNEXES   LOWER ANNEXE   Comprising of:- ROOM 1   16' 3" x 10' 5" (4.95m x 3.17m). ROOM 2   15' 2" x 10' 3" (4.62m x 3.12m).

SHOWER ROOM   Having a 3 piece suite comprising of a shower cubicle, vanity unit with wash hand basin, low level flush w.c.

UPPER ANNEXE   Comprising of:- OPEN PLAN LIVING AREA   10' 10" x 15' 5" (3.30m x 4.70m).

With a Bespoke kitchen with hardwood work surfaces over, Belfast sink, two Velux roof windows, two windows to the front. There is also a balcony with beautiful views and space for a table and chairs.

OPEN PLAN LIVING AREA (SECOND IMAGE)   UPPER ANNEXE BEDROOM   10' 10" x 15' 5" (3.30m x 4.70m). With radiator, two windows to the front and Velux roof window.

EN-SUITE TO UPPER ANNEXE BEDROOM   6' 2" x 3' 10" (1.88m x 1.17m). A modern 3 piece suite comprising of a shower cubicle, low level flush w.c., vanity unit with wash hand basin, radiator.

MULTI PURPOSE BARN   Of steel framed construction and divided into two sections.

MULTI PURPOSE BARN (SECOND IMAGE)   MULTI PURPOSE BARN (THIRD IMAGE)   WORKSHOP   22' 3" x 23' 7" (6.78m x 7.19m).

Being fully insulated, electricity connected with 16A and water, concrete flooring. STABLES   24' 2" x 23' 8" (7.37m x 7.21m).

Split into two good sized stables with feed area and open area and water supply. GARDEN   Mature gardens and pond with a small stream running through. Apple and Pear orchard.

Breath taking sunsets across the valley. Quiet and peaceful nature lovers haven. Beautiful old ruin at the bottom of the land.

GARDEN (SECOND IMAGE)   GARDEN (THIRD IMAGE)   GARDEN (FOURTH IMAGE)   GARDEN (FIFTH IMAGE)   GARDEN (SIXTH IMAGE)   GARDEN (SEVENTH IMAGE)   VEGETABLE GARDEN   There are vegetable growing garden areas to the front.

GREENHOUSE   10' 0" x 8' 0" (3.05m x 2.44m). HAY BARN   12' 0" x 10' 0" (3.66m x 3.05m). CHICKEN COOP AND RUN   FIELD SHELTER   Located within the lower paddocks.

THE LAND   In all extending to approximately 18.538 acres and is split into various enclosures all of which being stock boundary fenced with internal field divisions, gated, and having good access.

The land is gently sloping to level in nature and offers itself perfectly for Equestrian, small scale farming or for alternative use.

It enjoys a breath taking location and views over the Teifi Valley and is bordered by open woodland.

The land is also easily accessible from the multi purpose barn/stables and also benefits from a FIELD SHELTER. The homestead is set centrally within its own land.

OUTRIDING   There is Horse riding, walking and mountain biking into open hills and forestry for miles from your doorstep.

DRIVEWAY   YARD AREA   A gated gravelled yard area with good access to the house, barn and land.

YARD AREA (SECOND IMAGE)   VIEWS FROM PROPERTY   POSITION   TANFFOREST DURING THE SNOW   AGENT'S COMMENTS   An idyllic smallholding with versatile potential as one large Family home or for multi generational living.

TENURE AND POSSESSION   We are informed the property is of Freehold Tenure and will be vacant on completion.

COUNCIL TAX   The property is listed under the Local Authority of Ceredigion County Council.

Council Tax Band for the property - D LAND TRANSACTION TAX   The purchase of this property may be subject to Land Transaction Tax (LTT).

The amount payable will depend upon the purchase price and the purchaser’s individual circumstances.

Buyers are advised to use the Welsh Revenue Authority Land Transaction Tax calculator and/or seek advice from their solicitor or financial adviser.

MONEY LAUNDERING REGULATIONS   To comply with Government anti-money laundering legislation, we are legally required to carry out identity and verification checks on all buyers and sellers.

We work with our trusted and industry-recognised partner, Coadjute, who will send you a secure link to complete these biometric checks electronically once your offer has been accepted (subject to contract).

A non-refundable fee of £45 + VAT per person is payable directly to Coadjute for this service.

These checks must be completed before we can issue the memorandum of sale to the solicitors and progress the transaction.

If you have any questions or need any assistance, please don’t hesitate to contact the office – we’re always happy to help.