BRIEF DESCRIPTION  A traditionally built family residence under a tiled roof offering well appointed accommodation throughout.  Access from the road is via a walled entrance leading onto the tarmacadam forecourt leading onto the dwelling & onto the detached garage.  The dwelling itself offers double glazed windows & all the weather goods are of uPVC allowing for easy maintenance & has oil-fired central heating throughout.  Viewing is highly recommended. 

LOCATION & AMENITIES  Situated in the hamlet of Adpar, and in the administrative county of Ceredigion.  The market town of Newcastle Emlyn is within walking distance & hosts a variety of local facilities & amenities.  These include shops, banks, a post office, public houses an hotel, a leisure centre & swimming pool, and places of worship.  Newcastle Emlyn is on the local bus route, making the larger towns of Cardigan & Carmarthen easily accessible.  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 are included in the asking price.  We strongly advise that the prospective purchaser validate all information before any legal binding contract is signed.

ACCOMMODATION  The accommodation (with approximate measurements) comprises:

ENTRANCE  Via fully glazed front door with side lights through to the sun lounge. 

SUN LOUNGE  21’ 9” x 9’ 1”.  Two large windows overlooking the front of the dwelling with a further window to the side.  Plain plastered & coved ceiling with corniced roses.  Ceramic tiled floor.  Thermostatically controlled radiator..  Fully glazed door with side light through to the inner hall.  Glazed doors accessing the sitting room. 

SITTING ROOM  17’ 10” x 11’ 9”.  Plain plastered & coved ceiling with central pendant light on a dimmer switch.  Stone built fireplace inset with a gas fire sitting on a slate hearth.  Television point.  Telephone point.  Thermostatically controlled radiator.

DINING ROOM  11’ 9” x 9’ 11”,  Window overlooking the rear of the dwelling.  Carpeted floor.  Television point.  Plain plastered & coved ceiling.  Door accessing the sitting room.  Thermostatically controlled radiator 

INNER HALL  L shaped.  Panelled doors accessing the accommodation.  Thermostatically controlled radiators.  Plain plastered & coved ceiling.  Dado rail.  Built in airing cupboard housing the lagged water tank with immersion heater & shelving. 

KITCHEN  14’ 4” x 11’ 9”.  Window overlooking the rear of the dwelling.  Pleasant range of timber fronted wall & base units with stainless steel sink unit & tiled splashbacks.  Built in electric oven with ceramic hob & extractor fan & light above.  Built in dishwasher & fridge.  Ceramic tiled floor.  Plain plastered & coved ceiling.  Telephone point.  Half glazed door accessing the utility room.  Opening through to the dining area.

UTILITY ROOM  6’ 9” x 6’ 8”.  Window overlooking the rear of the dwelling.  Base units with stainless steel sink unit.  Ceramic tiled floor.  Housing for the oil-fired boiler serving the domestic hot water & central heating.  Plumbing for washing machine.  Plain plastered & coved ceiling.  Doors accessing the side & rear exterior. 

BEDROOM 1  11’ 9” x 10’ 11”.  Window overlooking the rear of the dwelling.  Television point.  Thermostatically controlled radiator.  Plain plastered & coved ceiling.  

BEDROOM 2  11’ 8” x 10’ 10”.  Window overlooking the front of the dwelling.  Built in wardrobes.  Plain plastered & coved ceiling.  Thermostatically controlled radiator.  

BEDROOM 3  11’ 9” x 7’ 8” incl. wardrobes.  Window overlooking the front of the dwelling.  (Presently used as a study).  Built in wardrobe.  Thermostatically controlled radiator.  Telephone point.  Plain plastered & coved ceiling.  

BATHROOM  8’ 3” x 7’ 10”.  Window overlooking the rear of the dwelling.  Four-piece suite incorporating bath, WC, wash hand basin & fully tiled shower cubicle.  Part tiled walls.  Extractor fan.  Shaver point & light.  Thermostatically controlled radiator.  Plain plastered & coved ceiling. 

EXTERIOR  To the front of the dwelling there is a tarmacadam driveway leading onto the front of the dwelling & to the detached garage to one side.  To the other side there is a lawned area with raised shrubbery.  There is a raised paved entrance with balustrades.  To the rear of the dwelling, there are steps leading up to a paved seating area with flower borders & rockery with water feature.  Further steps lead up to the greenhouse with open fields beyond.  There is a gravelled area with housing for the oil-tank.  There is a exterior lighting system & water tap. 

DETACHED GARAGE  16’ 3” x 10’ 3”.  Double entrance doors.  Window overlooking the side.  Concrete floor.  Plastered walls.  Power & lighting. 

SERVICES  Mains Electricity & Water. Private Drainage. 

VIEWING   By appointment, via sole agents Philip Ling Estates.