1 Llys Puw

1 Llys Puw is traditionally stone built, mid terrace cottage under a slate roof, originating circa 1756. The property is well appointed and in good decorative order both internally and externally. The property benefits from photo voltaic solar panels, Farho modern electric heating and water. The dwelling boasts a host of original features, including exposed beams, A-frames and a stone fireplace with wood burner. All sash-style windows and exterior door are of uPVC allowing for easy maintenance. There are two dedicated parking spaces within the newly resurfaced drive and concourse.

LOCATION AND AMENITIES
Situated in the village of Drefach Felindre that has a good range of local facilities, including shops, sub-post office, primary school, public houses, and places of worship.  The thriving market town of Newcastle Emlyn lies 5 miles away and provides more extensive facilities, amenities and a variety of community activities, including shops, schools, post office, restaurants and public houses, and leisure centre.  No directions are given in this portfolio as viewers are accompanied. 

MEASUREMENTS, CAPACITIES & APPLIANCES.
The measurements in this brochure are for rough guidance only; accurate measurements have not been taken.  Philip Ling Estates have not formally verified any appliances, which are included in the aking price.  We advise that the prospective client prior to purchase validate such information.

ACCOMMODATION - The accommodation (with approximate measurements) comprises:
ENTRANCE               
Via half glazed superior uPVC panelled door through to the entrance hall with fully glazed doors through to the accommodation on the ground floor.
SITTING ROOM 
13’ 10” x 13’ 9”.  uPVC windows overlooking the front & rear of the dwelling.  Stone built fireplace with wood burner sitting on a slate hearth.  Open beamed ceiling.  Central ceiling and walls lights.  Television & telephone points.  Laminate flooring.  Modern Farho electric room heater.
KITCHEN
13’ 2” x 11’ 3”.  Windows overlooking the front & rear of the dwelling.  Pleasant range of wall & base units with built in cooker & ceramic hob with extractor fan & light above.  Stainless steel sink unit with monobloc style tap.  Tiled splashbacks.  Plumbing for washing machine.  Modern Farho electric room heater.  Open beamed ceiling.  Staircase accessing the 1st floor with under stair cupboard
LANDING
Via carpeted staircase from the kitchen.  Velux window.  Doors accessing the accommodation on the 1st floor.  Built in airing cupboard housing the lagged water tank with immersion heater & shelving.
BEDROOM 1
11’ 7” x 8’.  excl. wardrobe.  Window overlooking the front of the dwelling with a further Velux window.  Built in wardrobe behind double doors.  Laminate flooring. Farho modern electric room heater.  Exposed A frames & beams.  
BEDROOM 2
13’ 8” x 11’.  Window overlooking the front of the dwelling with a further Velux window.  Exposed A frames & beams.  Feature exposed & painted stonewall.  Farho modern electric room heater. 
SHOWER ROOM
7’ 5” x 5’ 3”.  Window to the front of the dwelling.  Three-piece suite incorporating fully tiled shower cubicle, WC & wash hand basin with medicine cabinet, shaver point & light above.  Laminated floor.
EXTERIOR
To the front of the dwelling there is a walled entrance leading onto the forecourt with access to the front door, all recently resurfaced incorporating ACO drainage.  A newly resurfaced access drive and concourse, incorporating surface water drainage has dedicated parking provision for two cars
SERVICES
Mains Water, Electricity and Drainage.
VIEWING
By appointment via Sole Agents Philip Ling Estates