1 BALMORAL TERRACE

A MATURE BAY FRONTED END OF TERRACE PROPERTY PROVIDING WELL PROPORTIONED TWO RECEPTION ROOM / TWO DOUBLE BEDROOM ACCOMMODATION WITH SEMI BASEMENT UTILITY ROOM, FIRST FLOOR BATHROOM, OFF STREET PARKING AND SOUTH EASTERLY RURAL VIEWS ACROSS THE DEE VALLEY. This property has been effectively modernised in recent years and comprises a bay windowed lounge with living flame gas fire to an oak surround; dining room with pot bellied wood-burning stove and views to the rear; cream toned kitchen with inset gas hob and eye-level electric double oven; landing with drop down ladder to a boarded attic store with velux roof light; two double bedrooms and fully tiled white bathroom with over-bath shower. Features include gas combi heating and PVCu double glazing. Semi basement utility room with adjacent outside WC and store. Lawned front garden with car access to the side to a parking space within the rear garden which has a flagged seating area and shed. This is an up and coming location on the sunny side of the Dee Valley. Heavy industry has ceased in recent years and the nearby Telford's Aqueduct has been designated a World Heritage Site. The property is situated on the A539 about two miles from the A483 at Ruabon, from where there is dual carriageway north towards Wrexham (7 miles) and Chester (19 miles). It is also convenient to both Llangollen (5 miles) and Oswestry (8 miles). Local amenities include the new Tesco Supermarket at Cefn, Convenience Stores and a choice of Hostelries.

Directions: - For satellite navigation use LL20 7TE. Leave Wrexham on the A483 dual carriageway in the direction of Oswestry continuing for approximately four miles until eventually taking the A539 Llangollen exit turning right at the first roundabout. Continue straight across at the second and third roundabouts heading in the direction of Llangollen. Continue for about half a mile into the 30 mph speed restriction zone and then down the hill through Acrefair. Pass the turning for The Aqueduct on the left, then The Aussie Rooster on the right, after which the property will be seen on the left immediately after the bus stop.

Constructed - of brick-faced external walls beneath a slated roof.

The Accommodation - (with approximate room dimensions) on GROUND FLOOR comprises :-

Lounge - 4.70m(15'5'') x 4.06m(13'4'') - into bay window and into recess beneath the stairs with turned spindles leading off. Part sealed unit double glazed security entrance door. Open living flame coal effect gas fire to a marbled and oak finished surround. Central heating thermostat. Radiator. Sky and television aerial points. Three double power points.

Dining Room - 4.70m(15'5'') x 3.23m(10'7'') - Pot bellied cast wood-burning stove to an exposed brick chimney breast. Radiator. Three double power points. Square opening and one step down to:

Kitchen - 2.36m(7'9'') x 2.18m(7'2'') - Fitted cream toned cottage style units including a single drainer one-and-a-half-bowl stainless steel sink inset into a range of five-doored base units with drawers above incorporating an inset gas hob with stainless steel backing and chimney-style filter hood above. Tall unit with an eye-level Indesit electric double oven with storage cupboards above and below. Nine-doored suspended wall cabinets. Tiled splash-back. Ceramic tiled floor. Two double power points and electric cooker point exposed with concealed spurs for appliances.

First Floor - Comprises :-

Landing - with door to staircase. Drop-down timber ladder to:

Boarded Attic - 4.52m(14'10'') x 1.98m(6'6'') at purlin level - with electric light and power points and a Velux roof-light to the rear pitch of the roof.

No. 1 Bedroom - 3.73m(12'3'') x 3.48m(11'5'') - excluding deep alcove over the stairs. Radiator. Two double power points.

No. 2 Bedroom - 3.78m(12'5'') x 3.25m(10'8'') - Corner boiler cupboard to one alcove accommodating the Gold combination gas fired central heating boiler. Radiator. Double power point.

Bathroom - 2.39m(7'10'') x 2.21m(7'3'') - Fitted three piece white suite comprising a panelled bath with a Galaxy Aqua instant heat electric shower above, pedestal wash hand basin, and close coupled w.c. Fully tiled walls. Radiator.

Outside: - Walled lawned front garden. The property is three storey when viewed from the rear where from the rear pathway there is access to a SEMI BASEMENT UTILITY ROOM 2.21m (7'3) x 2.21m (7'3) with plumbing for an automatic washing machine, electric light, two double power points, and a cold water tap. Former FUEL STORE and OUTSIDE WC. Enclosed flagged rear PATIO with timber SHED and concreted OFF STREET PARKING SPACE.

Services: - All mains services are connected subject to statutory regulations. THE CENTRAL HEATING is a conventional radiator system effected by the Gold combination gas fired boiler situated in No. 2 Bedroom.

Tenure: - Freehold. Vacant Possession on Completion.

Note: - Certain fitted floor and window coverings are to be included at the sale price.

Viewing: - By prior appointment with the Agents.

Council Tax Band: - The property is valued in Band C.

Epc: - EPC = D. A full copy of the Energy Performance Certificate (EPC) relating to this property is available electronically at www.epcregister.com - you will need to use the post code (LL20 7TE) and property name or number (1 Balmoral Terrace).


These particulars were prepared following initial inspection of the property and the descriptive comments are the opinion of Kent Jones & Company Estate Agents at that time.
RGJ/P70

Floor Plans: -