4 bedroom detached house for sale - £445,000

Situated in an enviable position of Moelfre, Abergele, is 'Merlyn', a home of distinction set in attractive and well maintained gardens which have previously been opened to the public for viewing, and equating to 1.25 acres or thereabouts, offerng outstanding views of the open countryside with far reaching views of the North Wales coastline.
Merlyn is situated in a most private position and is accessed by entrance gates off a country lane in an elevated position. The property offers vast accommodation which would ideally suit family occupation, and is a property of immense character and charm which can only be appreciated by viewing internally and externally to appreciate the property's true merits.

AGENTS REMARKS
Situated in a most enviable position of Moelfre, Abergele, is 'Merlyn', a home of distinction set in attractive and well maintained gardens, that have previously been opened to the public for viewing, equating to 1.25 acres or thereabouts, and offerng outstanding views of the open countryside with far reaching views of the North Wales coastline.
'Merlyn' is situated in a most private position and is accessed by means of entrance gates off a country lane in an elevated position of Moelfre. The property offers vast accommodation which would ideally suit family occupation, and is a property of immense character and charm which can only be appreciated by viewing internally and externally to appreciate the property's true merits.

ENTRANCE HALLWAY
Hardwood door with glass panel to side leads to large open entrance hallway. To the left is a 'quiet' area accessed by means of an open archway measuring 9'5 x 7'5 with window to the side elevation and built-in book case with glass fronted display cupboard, decorative coving and central light fitting. Turn staircase to first floor with storage cupboard underneath, wall lighting and radiator.

STUDY/BEDROOM 5 2.84m(9'4'') x 2.46m(8'1'')
Steps lead down from the hallway into study/bed 5 with window to the front and full length window to the side elevation. Central ceiling llight fitting and decorative coving. Radiator. The downstairs cloak room is situated adjacent to this room, and could be used as an en-suite if used as guest accommodation.

CLOAKROOM
Recently refurbished and comprising low level flush wc, wash hand basin with mixer tap and large ledge with solid marble surface and marble flooring. Recess spotlights to ceiling. Heated towel radiator and frosted glass window to side elevation.

INNER HALLWAY
situated off the main hallway with three full length storage cupboards and shelving. Door leading into:

BREAKFAST KITCHEN 4.93m(16'2'') x 3.53m(11'7'') max
Fitted with cream coloured base, wall and larder units, with wood effect work surfaces over and splash back tiles. Void for dishwasher and fridge. Free standing 5-ring gas cooking range set in recess with extractor fan above, tiled and decorative surround. Light fittings to ceiling. Space for breakfast table. Radiator and window to side elevation. Door leading to:

PORCH AREA/GARAGE
Upvc door to garden area. Wine racking and coat hanging space. Door leading to a large single garage fitted with electronic up and over door, lighting, plumbing for washing machine. Base units with work surface are also fitted to the garage.

SNUG
with steps down and situated off main hallway. Window to front elevation overlooking garden areas, decorative coving and ceiling light fitting. Glass panelled door leading to:

LOUNGE 8.03m(26'4'') (max) x 4.78m(15'8'')
Extended 7 years ago by the present owners and now offering a most pleasing lounge area, with feature glass panelling and french doors to the front elevation appreciating views of the expansive gardens. Windows to side elevations. Fireplace with open fire, wall lighting, three radiators and decorative coving. Full length window and steps leading up to:

DINING ROOM 6.65m(21'10'') x 3.30m(10'10'')
An ideal entertaining room with window overlooking the rear garden area, wall lighting and two radiators. Door to inner hallway, and double glass panelled doors leading into:

FAMILY/SITTING ROOM 4.22m(13'10'') x 3.53m(11'7'')
with window to the rear elevation, wall lighting, radiator and decorative coving. Archway into:

SUN ROOM
With windows to two elevations, double radiator, ceiling and wall lighting and patio doors leading out onto paved patio area.

FIRST FLOOR
with turn staircase leading to first floor landing. Large L-shaped landing with a number of ceiling light fittings, and natural light sun pipe to ceiling. Door to attic void offering storage space. Airing cupboard and loft hatch access.

GUEST BEDROOM 5.74m(18'10'') x 2.84m(9'4'')
with part restricted headroom and large velux window offering views of the open countryside and coastline. Part wood panelling to wall with storage space. Fully fitted wardrobes to one wall, decorative coving and radiator. Door to:

EN-SUITE
comprising corner shower cubicle with electric shower, part tiled walls and ceramic floor tiles. Pedestal wash hand basin with mixer taps and low level flush WC. Heated towel rail, spotlight fitting and shaver point. Wall mirror with glass shelf.

FAMILY BATHROOM 2.54m(8'4'') x 2.26m(7'5'')
four piece suite comprising panelled bath with taps and shower attachment, low level flush WC, pedestal wash hand basin and bidet. Half tiled decorative tiles to walls, heated towel rail, ceramic floor tiles, decorative coving and window to the rear elevation. Wall mounted mirror and shelving.

BEDROOM 4/DRESSING ROOM 5.44m(17'10'') red to 9'4 x 2.41m(7'11'')
currently fitted out as a dressing room, with restricted height ceiling and velux windows. Full length window overlooking garden area. Fitted storage cupboards with shelving and wardrobe space. Radiator.

BEDROOM 3 3.76m(12'4'') x 2.26m(7'5'')
Double bedroom with over head storage cupboards. Window to rear elevation, radiator and light fitting.

MASTER BEDROOM 5.84m(19'2'') max x 4.24m(13'11'')
A large double bedroom situated to the rear elevation with windows overlooking the private garden area and front elevation. Fitted wardrobes with dressing table, wall light and spotlights to window. Decorative coving and two radiators. Door to:

EN-SUITE
fully tiled shower cubicle, vanity unit with built-in storage, wash hand basin and low level flush wc. Decorative tiles with border, wall mounted mirror with light above and wall mounted electric fan heater. Window to rear elevation.

GARDENS & GROUND
A particular feature of the property are the extensive and well maintained gardens comprising a central lawned area with herbaceous borders to either side and provided with gravel and lawned paths, bordered with Rhododendrons and Hydrangeas. Mixed plantings are provided to the borders together with a variety of spring bulbs including primroses and heathers. A further 'bog' garden is situated to the lower garden area and there are mature trees of Ash, Birch, Sycamore and Connifers to the boundaries.
A further feature is the rear garden area which is most private in nature and offers a natural flagged patio area with raised brick borders and timber pergola , and offering an excellent early morning sun trap. These gardens are also bordered with a number of plantings providing an array of colours.
The gardens are a particular attractive feature of the property offering an opportunity to relax in a peaceful setting amidst a substantial array of shrubs, plants and trees with sunny open aspects at all times of the day.

HOME INFORMATION PACK
A Home Information Pack is available with this property

TENURE
Assumed Freehold - Confirmation should be sought from your Solicitors

SERVICES
LPG gas and septic tank drainage are connected to the property together with mains electricity and water. Central heating is by means of oil to all radiators situated throughout the property.

COUNCIL TAX
Conwy County Council Tax Band 'G'

IMPORTANT NOTICE
None of the services, fittings or appliances (if any) heating installations, plumbing or electrical systems have been tested and no warranty is given as to their working ability. Interested parties should satisfy themselves as to the condition and adequacy of all such services and or installations prior to committing themselves to a purchase.

METRIFICATION
Please note that our room sizes are now quoted in metres to the nearest one tenth of a metre on a wall-to-wall basis. The imperial equivalent is only intended as an approximate guide for those of our applicants who may not yet be fully conversant with the metric measurements.

MISREPRESENTATION ACT
Messrs Jones Peckover for themselves and for the vendors or lessors of this property whose agents they are, give notice that:- 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of an offer or contract. 2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Messrs Jones Peckover has the authority to make or give any representation or warranty whatever in relation to this property.

VIEWING
By arrangement with the Agents, Jones Peckover, 61 Market Street, Abergele, Conwy LL22 7AF. Tel: 01745 832240. Fax: 01745 827190. E-mail: abergele@jonespeckover.com Website: www.jonespeckover.com


These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.