The Coach House, Price guide 550,000. Ffordd Pennant, Eglwysbach. Charlton Stores, 5 Denbigh Street, Llanrwst

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1 Charlton Stores, 5 Denbigh Street, Llanrwst Tel: (01492) The Coach House, Ffordd Pennant, Eglwysbach A substantial detached converted former coach house occupying a delightful setting within the former grounds of a small country estate on the outskirts of Eglwysbach village in the beautiful Conwy Valley. Refurbished by the present owners, offering an excellent three bedroom main residence together with two self-contained apartments. Set in acres of grounds comprising gardens and natural woodland. Detached stone built garage and playroom/studio. Viewing highly recommended. Price guide 550,000

2 The Coach House, Ffordd Pennant, Eglwysbach, LL28 5UH Description: The Coach House at Pennant Hall, Eglwysbach is an excellent example of a classically detailed converted former coach house. The property retains its original period appearance but also has modern conveniences therefore combining the best of both new and old. The main residence is set partly on the ground floor but mainly at first floor level, whilst the self-contained apartments are located to either side of the main reception hall. The current owners have sympathetically upgraded and refurbished this very fine building over the years and it now offers family accommodation with income potential. In addition to the main house there is also a detached garage, workshop/studio which, subject to consent, could be converted to provide another self-contained unit. The main features include: Impressive original features Self-contained apartments with income potential Lovely setting within grounds of Pennant Hall Natural woodland and gardens Oil and LPG central heating Individual log/multi fuel stoves Character features Hardwood double glazing and two conservatories Spacious family accommodation Feature arched window within the main residence Affording: Main residence Ground Floor reception hall, utility and rear entrance; First Floor hallway, main living room, large living and dining kitchen, inner hall, bedroom 1, bedroom 2, shower room, bedroom 3 and family bathroom. Apartment No 1 Ground Floor Living and dining room, kitchen, conservatory, inner hall, 2 bedrooms and bathroom. Apartment No 2 Ground Floor Living and dining room, kitchen, inner hall, bathroom, 2 bedrooms. Location: Situated within the grounds of Pennant Hall and approached along a long driveway from the Council highway. Located within 3 miles of the village. Eglwysbach is a small rural village located in the beautiful Conwy Valley renowned by the National Trust Bodnant Gardens. The village has a Post Office/General Stores, Public House, Church, Chapel and Primary School. The A55 Expressway is within 3 ¼ miles of the village and the coastal towns of Llandudno and Colwyn Bay are within 20 minutes drive. The accommodation affords: (approximate measurements only) Main Residence Reception Hall/Sitting Room: 17'7" x 16'5" (5.35m x 5m) Herringbone block flooring; partly exposed stone wall; inset spotlighting; double panelled radiator; staircase lead off to first floor level; telephone point. Rear Entrance & Utility Room: Timber and glazed rear door; quarry tiled floor; Potterton oil central heating boiler; space for fridge and freezer; built-in cupboards; cloak hooks. Laundry Area: Plumbing for automatic washing machine and vent for dryer. Rear Entrance Porch: Power and light connected; quarry tiled floor; external rear door. FIRST FLOOR - Reception Hall: Built-in pine fronted cupboards. Main Living Room: 18'4" x 16'1" (5.59m x 4.9m) Feature arched picture window to front elevation with round porthole style window above. Part woodblock flooring; two double panelled radiators; TV point; A framed exposed roof timbers. Large Living, Kitchen & Dining Area 25'2" x 18'0" (7.67m x 5.49m) Dining area sealed unit double glazed window overlooking front; telephone point; double panelled radiator. Front Reception & Conservatory: 18'10" x 9'10" (5.73m x 3m) Tiled floor; hardwood double glazed windows; power points; external door. Reception area with stone archway. Timber and glazed doors lead to: Tel: (01492)

3 Sitting Area: Large cast iron multi fuel stove on raised hearth, slate surround; TV point; sealed unit double glazed window overlooking side; side timber and glazed door leading onto side balcony with external staircase leading down to garden. Double panelled radiator. Low level divider with access to: adaptor, low level WC, pedestal wash hand basin; timber panelling to wainscot level; double glazed window overlooking rear; double panelled radiator. Inner Hall: Kitchen Area: Custom built base and wall units pine fronted with granite effect worktops; porcelain Belfast sink; plumbing for dishwasher; sink with Blaenau slate drainer; dual fuel cooking range with Stoves extractor; central island unit with granite worktop; sealed unit double glazed window to side and rear elevation; double panelled radiator; space for fridge and freezer; wall tiling; glazed display cupboards. Off main Landing: Shower Room: Corner shower cubicle, pedestal wash hand basin and low level WC; radiator; extractor; wall light; wall tiling; sealed unit double glazed window overlooking rear. Bedroom No 2: 11'11" x 14'1" (3.63m x 4.3m) (Main Bedroom). Double glazed window overlooking side and rear; double panelled radiator; exposed roof timbers. Bedroom No 1: 11'7" x 9'8" (3.54m x 2.94m) Double panelled radiator; double glazed window overlooking rear. Large Walk-in Dressing Room Hanging and storage space; double glazed window overlooking front; double panelled radiator. Bedroom No 3: 10'8" x 10'5" (3.24m x 3.17m) Double glazed window overlooking front; double panelled radiator; recessed hanging space. GROUND FLOOR - APARTMENT 1 Open Plan Living Room & Kitchen: 19'0" x 18'0" maximum (5.8m x 5.49m maximum) Living Area mock fireplace; TV point; double glazed window to front elevation; telephone point; double panelled radiator. Family Bathroom: 11'8" x 6'2" (3.55m x 1.87m) Roll top bath with claw feet, antique style mixer tap and shower Dining Area overlooking front with double glazed window; double panelled radiator. Square archway to: Kitchen fitted base and wall units with complementary worktops, 1 ½ bowl sink with mixer tap; plumbing for Tel: (01492)

4 dishwasher; electric cooker point; space for fridge; glazed display unit; tall cupboard; double glazed window to side; radiator. Timber and glazed door leads to: Side Conservatory: 10'10" x 7'1" (3.3m x 2.15m) UPVC double glazed windows, exposed stone wall to one side, upvc double glazed doors leading onto rear covered patio. From Main Living Room, timber and glazed door leading to: Inner Hall: Double panelled radiator; double glazed window overlooking rear. Bedroom No 1: 14'1" x 8'5" (4.3m x 2.57m) Plus wardrobe. (L-shaped). Fitted pine fronted recessed wardrobes; double panelled radiator; wall light; double glazed window to side elevation. Bedroom No 2: 12'8" x 8'1" (3.87m x 2.47m) Double glazed window overlooking rear; double panelled radiator; TV point. Bathroom: Three piece suite comprising panelled bath, shower cubicle with electric shower, pedestal wash hand basin and low level WC; double panelled radiator; wall tiling; built-in cupboard housing Gloworm central heating boiler (LPG); double glazed window to rear; inset spotlighting. APARTMENT 2 Timber and glazed door leading to: Open Plan Living & Dining Room & Kitchen: 18'1" x 16'5" (5.5m x 5m) Living Area multi fuel stove on quarry tiled hearth; TV point; sash double glazed window overlooking front; radiator; dimmer switch; electric meters. Dining Area double panelled radiator; sash window to front elevation. Kitchen fitted base and wall cupboards with complementary worktops; 1 ½ bowl single drainer sink with mixer tap; electric cooker point; plumbing for automatic washing machine; space for fridge; wall tiling; laminated tile effect floor; wall mounted gas central heating boiler (LPG). Fifteen unit glazed door leading to: Inner Hall: Double glazed window to side elevation; double panelled radiator; access to roof space. Bedroom No 2: 9'2" x 10'10" (2.79m x 3.29m) Double glazed window overlooking side; double panelled radiator; access to roof space. Bedroom No 1: 12'8" x 8'0" (3.87m x 2.44m) Double glazed window overlooking rear; double panelled radiator; partly exposed roof timbers. Bathroom: Three piece suite comprising P shaped bath with electric shower above, curved screen, pedestal wash hand basin, low level WC; wall tiling; heated chrome towel rail; shaver and light point. Outside: Attractive rear garden with ornamental pond, variety of shrubs, natural waterfall, side gravelled patio area, oil tank and timber shed, LPG gas tank. Summer House in raised garden enjoying a pleasant aspect. Small stream located to the rear. Detached stone garage/recreational/ workshop building. Rear Workshop: 12'10" x 15'1" (3.91m x 4.61m) Timber clad ceiling; inset spotlighting; window to side and rear; power and light. Please note this room had been partially converted to form a sauna room but could easily be used as a workshop or as an outside recreational room. Garage: 14'5" x 16'1" (4.4m x 4.9m) Double glazed window overlooking side and rear. Playroom: 14'9" x 14'1" (4.5m x 4.3m) With partly exposed stone wall; double glazed window overlooking side. The grounds are extensive and include a small paddock area, acres of attractive natural woodland. Services: Mains water and electricity are connected to the property. Private water treatment plant. Oil central heating to the main house, LPG central heating to the two Apartments. Directions: From the A55 Expressway, follow the A470 signposted Conwy Valley, Eglwysbach. After Glan Conwy continue south towards Llanrwst. At Bodnant Hill turn left signposted Bodnant Garden and continue into the village of Eglwysbach. (Approximately 1.8 miles). Continue through the village and out for approximately 2 miles and on the right hand side there are white gates with driveway leading to Pennant Hall, continue down the drive and bear left to the rear of the main house and The Coach House will be viewed on the left hand side. Viewing: By appointment through the agents Iwan M Williams, Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel (01492) IMW/JAL - 4th December 2012/LL711 This material is protected by the laws of copyright. The owner of the copyright is Iwan M Williams Estate Agents. The sales particulars including photographic material form part of our database rights and copyright laws. No copying or distribution without authorisation or owner s permission.

5 Tel: (01492)

6 These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for any purpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to become under any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Any prospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agent supplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.