Bryn Y Wawr

Bryn Y Wawr is a traditionally brick-built detached, spacious family residence under a slate roof. The dwelling offers spacious accommodation with the added benefit of uPVC double-glazing & weather goods allowing for easy maintenance. Early viewing is highly recommended.

LOCATION & AMENITIES
The property is situated in the small village of Saron, which provides a local primary school, public house, garage/groceries shop & is on the local bus route.  The property lies approximately 3 miles away from Llandysul and five miles from the thriving market town of Newcastle Emlyn, both of which provide a full range of facilities and amenities, including shops, post office, places of worship, leisure centre, public houses and schools.  Saron also lies some 14 miles north of the administrative, county and market town of Carmarthen.  No directions are given in this portfolio, as viewers are accompanied.
MEASUREMENTS, CAPACITIES & APPLIANCES
The information in this brochure is for rough guidance only; accurate measurements etc. have not been taken.  Philip Ling Estates have not formally verified any appliances, fixtures, or fittings that may be included in the asking price.  We strongly advise that the prospective purchaser validate all information before any legal binding contract be signed.
ACCOMMODATION   The accommodation (with approximate measurements) comprises:
ENTRANCE
Via uPVC double-glazed front door through to enclosed vestibule with ceramic tiled floor through to the sitting room. 
SITTING ROOM
22’ 4” x 16’ 4”.  Window overlooking the front of the dwelling.  Feature stone-built fireplace & timber mantle with open chimney.  Telephone & television points.  Central pendant & walls lights.  Thermostatically controlled radiators.  Fully glazed door through to inner hall. 
INNER HALL
Doors accessing further accommodation.  Thermostatically controlled radiator.  Built in airing cupboard housing the lagged water tank with immersion heater & shelving. 
KITCHEN/DINER
25’ x 11’4”.  Window overlooking the rear garden.  Timber fronted wall & base units with breakfast bar.  Built in oven & ceramic hob with extractor hood above.  Stainless steel sink unit with monobloc style tap.  Larder cupboard.  Thermostatically controlled radiators.  Down lighters & central pendant light.  Television & telephone points.  Patio door accessing the conservatory.  Ceramic tiled floor to the dining area.  Door through to rear hall with access to the rear garden & separate WC.
SEPARATE WC
11’ 11 x 5’ 11”.  WC, wash hand basin & ceramic tiled floor. 
UTILITY ROOM
11’ 8” x 10’ 9”.  Window overlooking the rear garden.  Range of wall & base units with tiled splashbacks.  Sink unit.  Housing for the oil-fired boiler serving the domestic hot water & central heating.  Shelving.  Plumbing for washing machine.  Fully glazed door to exterior.  Further door accessing the guest room. 
CONSERVATORY
34’ 9” x 13’ 1”.  uPVC construction with double glazed units.  Concrete paved floor.  Double doors accessing the rear garden.  Ample power points. 
BEDROOM 1
15’ 10” x 11’ 9 incl. en suite.  Known as the guest room.  Patio doors accessing the front garden.  Thermostatically controlled radiator.  Door through to en suite
EN SUITE
Shower cubicle, WC & wash hand basin.  Fully tiled walls. 
BEDROOM 2
10’ 8” x 9’ 1”.  Presently used as the study.  Window overlooking the front of the dwelling.  Telephone point.  Thermostatically controlled radiator. 
BEDROOM 3
12’ 5” x 10’ 6”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Television point. 
BEDROOM 4
11’ 11” x 11’ 3” incl. wardrobes.  Window overlooking the rear of the dwelling.  Built in wardrobes & shelving.  Thermostatically controlled radiator.  Door through to en suite. 
EN SUITE
11’ 3” x 8’.  Window to the side of the dwelling.  Large bath, WC & wash hand basin.  Radiator.  Ceramic tiled floor & walls.  Extractor fan. 
BEDROOM 5 
11’ 10” x 10’ 6”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Built in wardrobes.  Door through to en suite. 
EN SUITE
8’ x 7’ 11”.  Window overlooking the front of the dwelling.  Shower cubicle, WC & wash hand basin.  Fully tiled walls & floor.  Radiator. 
BATHROOM
11’ 6” x 7’ 10”.  incl. doorway.  Window to the rear of the dwelling.  Four-piece suite incorporating vanity unit, WC, bath & fully tiled shower cubicle.  Partly tiled walls. 
EXTERIOR
Access from the road is via gated entrance with post & rail fenced boundary onto the tarmacadam driveway with ample room for parking & turning.  There is a lawned area with shrubs to the front.  A shared drive leads to a gated entrance onto the rear gardens, again with lawned areas, trees, shrubs, garden store (measuring 12’ x 11’ 11”) & paved & concreted seating areas.  There is an exterior lighting system. 
SERVICES
Mains Electricity, Water & Drainage.    
VIEWING
By appointment, via Sole Agents Philip Ling Estates.