Llandderfel, Bala, LL23 7HP

A UNIQUE GRADE II LISTED THREE STOREY TOWNHOUSE dating from the late 18th century located in a prominent position to the centre of this historic rural village close to the church and set in the heart of the Upper Dee Valley some four miles from Bala.

Converted from a public house in 1804, this very attractive house provides a unique four bedroom home arranged over three floors plus cellar which combine a wealth of original features with modern amenity.

It affords entrance lobby, lounge with beamed ceiling, stove and slate flooring, kitchen/dining room, first floor landing, two double bedrooms and shower room, second staircase to third floor bedrooms three and four.

Separate staircase leading to a very useful basement. Enclosed garden located nearby with splendid vista across the village into the Berwyn Mountains.

LOCATION   LLanderfel is a small rural settlement located in the heart of the Upper Dee Valley, an area renowned for its scenic beauty nestling in the foothills of the Berwyn Mountains.

Many of the properties in the village centre are Listed for their historic and architectural merit and is close to St Derfel's church.

FRONT ENTRANCE   Panelled front door leading to entrance area with staircase rising off. LOUNGE   Dimensions: 4.45m x 4.32m (14'7" x 14'2").

A spacious room with outbuilt chimney breast with recessed and raised hearth, stone lintel and a wood burning stove, painted beamed ceiling, secondary glazed window to front, traditional riven slate tiled floor, electric panel radiator.

KITCHEN/DINING ROOM   Dimensions: 4.22m x 4.34m (13'10" x 14'3").

An attractive room with feature stone lined fireplace with raised hearth, impressive lintel and wood stove, painted beamed ceiling, secondary glazed cottage style window to front.

The kitchen is fitted with a range of painted base and wall cupboards with marble effect working surfaces to include electric hob, white glazed Belfast sink, void and plumbing for washing machine, integrated oven and fridge.

Window to rear with sill, oak floorboarding, electric storage heater. FIRST FLOOR LANDING   Secondary staircase leading to the second floor.

BEDROOM ONE   Dimensions: 4.04m x 3.02m (13'3" x 9'11").

Painted beamed ceiling, secondary glazed cottage style window to front, Victorian style fireplace (flue not in use) with painted surround, oak flooring, electric panel radiator.

BEDROOM TWO   Dimensions: 3.53m x 3.05m (11'7" x 10').

Secondary glazed cottage style window, Victorian style fireplace (flue not in use) with painted surround, slate heart, painted beamed ceiling, fitted walk-in cupboard with shelving, further under eaves cupboard, electric panel radiator.

SHOWER ROOM   White suite comprising corner cubicle with thermostatic shower, round wash basin with pillar tap and low level WC.

Wall mounted LPG gas fired boiler providing domestic hot water, cottage style window with shutters, electric towel radiator.

SECOND FLOOR OPEN PLAN LANDING/BEDROOM THREE   Dimensions: 4.50m x 4.47m (14'9" x 14'8").

Vaulted ceiling with exposed purlins, secondary glazed cottage style window to front, electric storage heater. BEDROOM FOUR   Dimensions: 4.50m x 3.58m (14'9" x 11'9").

Vaulted ceiling with exposed purlins, secondary glazed window, electric storage heater.

BASEMENT   Staircase leading down from the kitchen with panelled door opening to a very useful basement store with a large hardwood work bench, electric water heater which connects to the sink to the kitchen above and fitted base unit.

OUTSIDE   The property stands in the heart of this picturesque and historic rural village in the Upper Dee Valley.

It stands just off the square with a low level stone wall to front with slated areas to either side designed for low maintenance.

GARDENS   The gardens are some 50yds distant from the house approached via a communal walkway to the rear.

It benefits from wrought iron gate and steps leading up to a raised informal lawned garden which enjoys truly delightful views over the village in a predominately southerly direction, across the Dee Valley and into the Berwyn Mountains.

There is a decked patio area to one side DIRECTIONS   From the Agent's Ruthin office take the A494 (Bala Road) proceeding through the villages of Pwll Glas and Gwyddelwern, and after some nine and a half miles and on reaching the junction with the A5104 Chester Road, turn right.

On reaching the traffic lights with the A5, turn right and follow the road past The Rhug Estate and continue to the traffic lights and turn left for Bala.

Continue through Glanrafon and after the next traffic lights and in the hamlet of Bethel turn left signposted Llandderfel.

Continue to the village and the property is on the left just after the church.

COUNCIL TAX   Council Tax Band C - Gwynedd County Council TENURE   Freehold *ANTI MONEY LAUNDERING REGULATIONS   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.

MATERIAL INFORMATION REPORT   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.

*EXTRA SERVICES - REFERRALS   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.

VIEWING   By appointment through the Agent's Ruthin office . FLOOR PLANS - included for identification purposes only, not to scale. HE/PMW