Ty Tan y Graig RHOSYGWALIA, NR BALA, GWYNEDD.

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1 Ty Tan y Graig RHOSYGWALIA, NR BALA, GWYNEDD

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3 A restored stone farmhouse with letting cottage, barns and land occupying a peaceful rural location Accommodation in Brief Hall; Sitting Room; Lounge; Kitchen/Breakfast Room; Utility; Downstairs Bathroom. 2 Double Bedrooms; Study/Bedroom 3. Converted Barn comprising: Hall; Fitted Kitchen; Sitting/Dining Room; 2 Double Bedrooms; 2 Bath/Shower Rooms. Traditional stone outbuildings; Steel framed 3-bay barn; Carport; Garden stores. Gardens; Vegetable garden; Pasture; Woodland. In all approximately 12 acres (4.86 ha).

4 from one of the traditional farm buildings. This would be ideal as ancillary accommodation or for letting purposes which is its present use. There is a series of further stone buildings which together with the cottage form a pleasant courtyard setting and these would appear suitable for conversion to additional letting units if required. The house and buildings are surrounded by the property s land, which is suitable for keeping horses or livestock. This is complemented with a barn ideal for storing machinery or animals. Barn Conversion Created from a traditional stone and slated barn, the cottage provides superbly appointed accommodation, ideally suited for holiday letting. There is a comprehensively fitted kitchen The Farmhouse Sitting Room Description Ty Tan y Graig is a most attractive detached property constructed of dressed stone under a slate roof. Originally a farmstead forming part of the Grosvenor Estate, the property was purchased by the present owners in 2000 since which time it has been subject to a comprehensive scheme of modernisation in terms of the house, the barn conversion and the traditional farm buildings. The farmhouse now provides well appointed accommodation suitable for a family or couple with considerable scope for further extension if required at the rear, subject to the availability of planning permission. The external appearance is most appealing with dormer and lead light windows and the interior has retained many period features including slate floors, stone fireplaces and the original staircase. In addition to the main house there is a detached cottage created The Cottage Sitting/Dining Room

5 with range of bespoke oak floor units beneath polished granite work surfaces, an AEG oven and grill, Whirlpool dishwasher, fridge and freezer. The kitchen is open to the living room which is an impressive full height room with vaulted ceiling, exposed king post trusses and a large wood burner. There are two double bedrooms and two bath/shower rooms, the first floor bedroom, accessed via the bespoke oak staircase, is a fantastic room with numerous exposed ceiling and wall timbers. The Farmhouse Bedroom 1 The Cottage Bedroom 1 Location Ty Tan y Graig occupies a peaceful location in the picturesque Upper Dee Valley. Set well back from the lane and surrounded by its own land the house benefits from a high degree of privacy and from many parts of the property there are wonderful rural views over the valley and surrounding countryside. The area is well regarded as a popular holiday destination with wonderful walking in the Arenig, Aran or Cader Idris ranges, mountain biking, golf course at Bala, leisure centre and a range of water sports available on Bala Lake and at the nearby White Water Centre. There are also outdoor activity providers nearby. Outside The property is approached via a metalled drive to a parking area on the east frontage with a limestone paved path leading to the house, flanked by traditional stone walls, shrubs and floral borders. The cottage and the other traditional farm buildings, presently being used as a well equipped workshop, hay store and storage, form a most attractive courtyard. These are presently sued for storage and the larger being a well equipped workshop. Attached to the rear is a 3-bay block and steel framed barn with Yorkshire boarding under a corrugated roof. Bala has a range of local services for everyday needs with banks, pubs, supermarket and parade of shops. The historic city of Chester is some 45 miles away with many shops, retail parks, schools and leisure facilities. Despite Ty Tan y Graig s rural location the property benefits from excellent road communications with the A5 just 12 miles away facilitating travel to Chester and the North West and east to the Midlands and access to the national motorway network. Bala 2 1 /2 miles A5 12 miles Chester 45 miles Shrewsbury 54 miles Birmingham 101 miles (distances approximate) The Cottage Kitchen

6 To the south of the house is the carport and a track leading to a rear courtyard with a series of stone stores and domestic outbuildings. A pedestrian gate leads through to the kitchen garden which faces west and has raised planters and a greenhouse. The remainder of the land is sub-divided into 5 fields as well as areas of woodland which include oak, beech, sycamore and spruce. A stream forms part of the northerly boundary and the land to the south-west and east has road frontage with independent access. Property Information Address: Ty Tan y Graig, Rhosygwalia, Bala, Gwynedd LL23 7PP Services: Private water supply including bore hole. Mains electricity. Private tank drainage (septic tank). Oil fired central heating. Broadband connection available. Local Authority: Gwynedd Borough Council. Tel: Tax Band F payable 2012/13 Viewing: Only by appointment with Jackson-Stops & Staff Chester office. This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

7 Directions To reach the property from Bala proceed out of the village heading in a northerly direction turning right and heading out across the top of the lake. Follow this road for approximately 3 miles and the lane which serves Ty Tan y Graig will be seen on the left hand side identified by a white 5 bar gate. Proceed down the lane, over which the property has the benefit of a vehicular right of way and on the bend bear left into the drive for Ty Tan y Graig. Measured in accordance with RICS guidelines. Every attempt is made to ensure accuracy, however all measurements are approximate. This floor plan is for illustrative purposes only and is not to scale. Bathroom Kitchen 11'4" x 7'10" 3.4 x 2.3m Utility 10'6 x 8' x 2.61m UP C Bathroom En-Suite Sitting/Dining Room 15'9 x 13' x 4.01m C Lounge 17'11 x 13' x 3.98m Sitting/Dining Room 24'4 x 16' x 5.00m Kitchen 16'5 x 10' x 3.15m UP Bedroom 2 12'7 x 12' x 3.68m Store C UP GROUND FLOOR GROUND FLOOR COTTAGE Vx DN C Bedroom 1 16'4 x 10' x 3.27m DN Study/ Bedroom 3 9'4 x 8' x 1.93m Bedroom 2 16'9 x 11'8" 5.10 x 2.46m Bedroom 1 20'9 x 17' x 5.25m Hayloft 23'0 x 13' x 4.21m FIRST FLOOR COTTAGE DN FIRST FLOOR

8 Important Notice Jackson-Stops & Staff, their clients and any joint agents give notice that: 1 They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2 Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulations or other consents and Jackson-Stops & Staff have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Jackson-Stops & Staff 25 Nicholas Street Chester, CH1 2NZ Chester Office chester@jackson-stops.co.uk