St Peters Square, Ruthin, Denbighshire, LL15 1AE Tel: Fax: Llandderfel, Bala, Gwynedd LL23 7HT

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1 St Peters Square, Ruthin, Denbighshire, LL15 1AE Tel: Fax: Plas Onn, Llandderfel, Bala, Gwynedd LL23 7HT Price 218,000 A well proportioned four bedroom detached house set within large gardens adjoining the square at the centre of this pretty rural community standing in the heart of the Dee Valley some 3.5 miles from Bala. A traditional double fronted house with double glazing in the main and gas central heating the accommodation affords: Entrance hall, lounge, dining room, inner hall, central hall with adjoining kitchen, utility room and cloakroom / WC, bedroom four. First floor landing, three bedrooms, loft room and modern bathroom. Extensive gardens to the front and ample parking.

2 LOCATION Llandderfel is a small, rural village standing in the Upper Dee Valley, some 8 miles from Corwen, 21 miles from Ruthin and 4 miles from the market town of Bala. The nearby town provides a wide range of facilities catering for most requirements, whilst there is a primary school and a new Village Hall within the village. The house dates from the 1800's, is of stone construction with a slate roof and rendered external walls. In recent years it has undergone sympathetic modernisation. THE ACCOMMODATION COMPRISES Part glazed door leading to: HALL LOUNGE 3.99m plus bay x 3.73m (13'1 plus bay x 12'3) Double glazed window to the front elevation, stone chimney breast with raised hearth and multi-fuel stove, open beamed ceiling, wall light point, TV point. DINING ROOM 4.29m plus bay x 3.66m (14'1 plus bay x 12') Double glazed windows to the front elevation, open beamed ceiling, brick fireplace and stone hearth with stove, fitted cupboard to one side, wood grained effect laminated floor covering. INNER HALL 3.96m x 2.06m (13' x 6'9) Staircase rising off. BREAKFAST LOUNGE 3.84m x 3.10m (12'7 x 10'2) High vaulted ceiling with two Velux roof lights, two double glazed windows and door opening to the front elevation, wood grained effect laminated floor covering and radiator. TV point. KITCHEN 3.40m x 3.05m (11'2 x 10') Oil fired Rayburn with hotplate and ovens, fitted base and wall units with roll edge working surface to include inset 1.5 bowl sink unit, tiled splashback, ceramic tile floor and plumbing for dishwasher. UTILITY ROOM 3.07m x 2.08m overall measurement (10'1 x 6'10 overall measurement) With side porch, plumbing for washing machine and door leading to the side garden. CLOAKROOM 1.70m x 1.14m (5'7 x 3'9) Wash basin and WC. BEDROOM FOUR / STUDY 4.09m x 1.98m (13'5 x 6'6) Double glazed window and radiator. FIRST FLOOR LANDING BEDROOM ONE 4.09m x 3.53m (13'5 x 11'7) Spacious room with double glazed window to the front elevation, fireplace, panelled radiator and TV point. And 4.11m x 3.45m (13'6 x 11'4) Fireplace, double glazed window, radiator and TV point. BEDROOM THREE 4.11m x 2.79m (13'6 x 9'2) Two double glazed windows and radiator. Loft ladder providing access to: USEUL LOFT ROOM Roof light. BATHROOM 2.77m x 2.13m (9'1 x 7') Modern suite comprising panelled bath with shower, vanity with bowl and low level WC. Tiled walls, double glazed window and panelled radiator. OUTSIDE The property is approached over a wide drive area providing ample space for parking large vehicles, including boats, motorhomes or caravans. The gardens are mainly to the front and to the right hand side of the house providing a wide informal lawned area with a pleasing access over the Square and Village Centre.

3 DIRECTIONS From the Agent's Ruthin Office take the A494 Corwen Road proceeding for some 9 miles, through the village of Gwyddelwern and on reaching the A5104 Chester Road bear right. At the traffic lights with the A5 turn left and immediately upon crossing the River Dee bridge turn right onto the B4401 Old Bala Road. Proceed through the villages of Cynwyd and Llandrillo and on crossing the historic River Dee bridge, turn right by the War Memorial for Llandderfel village. Proceed past the primary school and take the first right into The Square. Continue and the property will be found on the right. AGENT'S NOTES Gwynedd County Council - Tax Band E VIEWING By appointment through the Agent's Ruthin office on FLOOR PLANS - included for identification purposes only, not to scale. HME / LKJ Amened 04/04/15 SM Bala

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8 Energy Performance Certificate Plas Onn Llandderfel BALA LL23 7HT Dwelling type: Detached house Date of assessment: 24 October 2008 Date of certificate: 26 October 2008 Reference number: Total floor area: 98 m² NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale. PLEASE NOTE: The Agents have not tested any included equipment (gas, electrical or otherwise), or central heating systems mentioned in these particulars, and purchasers are advised to satisfy themselves as to their working order and condition prior to any legal commitment. Misrepresentation Act 1967 These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an offer or contract - Intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Cavendish Ikin has the authority to make or give any representations or warranty in relation to the property. Cavendish Ikin trading as Cavendish Residential. This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ² ) emissions. Energy Efficiency Rating Environmental Impact (CO ² ) Rating Current Potential Current Potential Very energy efficient - lower running costs Very environmentally friendly - lower CO ² emissions Not energy efficient - higher running costs Not environmentally friendly - higher CO ² emissions EU Directive England & Wales EU Directive 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating, home's impact on the environment in terms of the more energy efficient the home is and the lower carbon dioxide (CO ² ) emissions. The higher the the fuel bills are likely to be. rating, the less impact it has on the environment. Estimated energy use, carbon dioxide (CO ² ) emissions and fuel costs of this home Current Potential Energy use 564 kwh/m² per year 334 kwh/m² per year Carbon dioxide emissions 11 tonnes per year 6.5 tonnes per year Lighting 76 per year 44 per year Heating 1171 per year 805 per year Hot water 432 per year 137 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures. The address and energy rating of the dwelling in this EPC may be given to EST to provide information on financial help for improving its energy performance. For advice on how to take action and to find out about offers available to help make your home more energy efficient call or visit Page 1 of 7