Heathfield, Llwyncelyn, Aberaeron, SA46 0HL

**A substantial 3 bed family home**Extensive garden and grounds to the rear**10 minute drive from Aberaeron**Perfect 1st time buyer/family home/investors**Useful garage/workshop**Borders open fields to rear**A 10 minute drive from the sandy beaches at Cei Bach, Traethgwyn and New Quay** The property comprises of entrance hall, dining room, lounge, kitchen/breakfast room, utility, downstairs shower room.

First floor - bathroom, storage room, 2 double bedrooms and 1 single bedroom. The property is located alongside the main A487 coast road between the village community of Llanarth and Llwyncelyn.

Between them offering an excellent range of local amenities including convenience store, farm shop, primary school, filling stations, pubs, places of worship and being on a bus route.

Only some 3 miles from the coastal resort and seaside fishing village of New Quay and an equi distance to the Georgian harbour town of Aberaeron with its comprehensive range of shopping and schooling facilities.

Almost equi distance to Aberystwyth to the north and Cardigan to the south. Mains Electricity & Water, Private Drainage. Oil Fired Central Heating.

Council Tax Authority (Ceredigion County Council). Tenure - Freehold. Hallway Having hardwood entrance door, stairs leading to first floor.

Reception Room/Dining Room 13' 2" x 10' 5" (4.01m x 3.17m) recently re-decorated, coving to ceiling, dado rail, double panel radiator.

Lounge 15' 0" x 14' 0" (4.57m x 4.27m) max with coving to ceiling, art deco fireplace with tile surround, shelved alcoves to each side, double panelled radiator.

Kitchen/Breakfast Room 13' 3" x 10' 0" (4.04m x 3.05m) having a tiled floor, fitted range of units comprising of base cupboards, Formica working surfaces, matching fitted wall cupboards some with glazed doors, stainless steel single drainer 11⁄2 bowl sink unit with mixer taps, double panel radiator, partly tiled walls.

Utility Room 9' 8" x 7' 6" (2.95m x 2.29m) with tiled floor, stainless steel single drainer ink unit (h&c), appliance space with plumbing for automatic washing machine and dishwasher, double panel radiator, understairs storage cupboard.

Houses a Worcester oil fired combi boiler .Stable type exterior door.

Shower Room 4' 1" x 9' 1" (1.24m x 2.77m) having a 3 piece suite, comprising of a walk in shower with mains shower above, pedestal wash hand basin, low level flush w.c.

Tiled walls, central heating radiator. Front Double Bedroom 1 14' x 10' 5" (4.27m x 3.18m) with double panel radiator, window overlooking open fields.

Front Bedroom 2 14' 0" x 9' 10" (4.27m x 3.00m) with double panelled radiator, window overlooking open fields.

Front Single Bedroom 3 11' 0" x 7' 4" (3.35m x 2.24m) with central heating radiator and window with pleasant aspect.

Rear Bathroom 10' 0" x 7' 6" (3.05m x 2.29m) having a white suite comprising of a panelled bath, hot and cold taps, low level flush w.c.

Pedestal wash hand basin, double glazed window to rear and side, cupboard. Walk In Box Room/Store Room 7' 10" x 5' 0" (2.39m x 1.52m) being shelved, window to rear.

To The Front The property has a pull in forecourt parking area. There is also a right of way access over next-door's drive to gain access to the rear grounds when required.

To The Rear To the rear are is an extensive garden area mostly laid to lawn with a variety of flower, shrubs, hedgerows and borders open firlds to the rear.

Useful Outbuilding/Outhouse 17' 0" x 8' 0" (5.18m x 2.44m) approx having a tiled roof, electricity connected with loft over.

At the far end of the grounds is a further brick built useful Garden Shed 12'' x 10' with a Loft Room over used as a childs Wendy house.

Anti Money Laundering By law, we are required to conduct anti-money laundering checks on all potential buyers and sellers, and we take this responsibility very seriously.

In line with hmrc guidelines and legal regulations, our trusted independent and industry recognised partner, Coadjute (Coadjute | Overview), will securely manage these checks on our behalf.

Once an offer is accepted (subject to contract), Coadjute will send a secure link for you to complete the biometric checks electronically. These are legal requirements which we cannot ignore.

A non-refundable fee of £45 + VAT per person will apply for these checks, and Coadjute will handle the payment for this service. You as a buyer will pay Coadjute directly.

These anti-money laundering checks must be completed before we can send the memorandum of sale to the solicitors to confirm the sale.

Please contact the office if you have any questions in relation to this. Please note : The property will remain on the market until the checks have been c...

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