Brodawel, Llannon, Llanelli, SA14

PETERS and CO have pleasure in SELLING this very well presented, DETACHED, 3 BEDROOMS, 3 BATHROOM, 3 RECEPTION ROOM, family home, located within the popular village of LLANNON. Comprising Reception Porch, Reception Hall, Large Lounge, Shower Room and Toilet, Large Open Plan Kitchen leading directly through to the Dining Room, Snug / Utility Room, 3 Bedrooms, Family Bathroom and Separate En-suite. Externally there is an attached Garage, off road parking to driveway, well maintained Gardens to rear and front, Several patio areas to Front, Side and Rear, OUTSTANDING VIEWS TO FRONT - EARLY VIEWING ESSENTIAL.

The property is situated on a well laid out and mature estate of mixed design houses within the village of Llannon where local facilities include primary school and village church. It is approximately 3.5mls distance from the expanding centre of Cross Hands where wider range of facilities are available and where several superstores are now located. At Cross Hands there is ease of access on to the A48/M4 dual carriageway with good road links to the towns of Carmarthen (approx.11mls), Llanelli (approx.9mls), Ammanford (approx.7 mls), (Llandeilo approx.10mls) and the City of Swansea (approx.18 mls).

TO LOCATE THE PROPERTY :
From our Cross Hands office take the A476 in the direction of Llanelli travelling straight through the traffic lights and ascending the hill passing through Upper Tumble. Continue along this road until reaching Llannon passing the Red Lion on the right-hand side and on descending the hill the entrance to Bro Dawel is on the right-hand side. Enter the estate travelling up the hill turning left and continue to the cul-de-sac with the property being located on the right-hand side. FOR SALE BOARD ERECTED.

RECEPTION HALL :
COVERED EXTERIOR PORCH with grey tiled floor, uPVC framed and glazed framed and frosted glazed front entrance door with frosted glazed side screen which gives access through to the Reception Hall.
RECEPTION HALL with staircase access to first floor accommodation, storage cupboard off beneath stairs, radiator, electric power points, wood effect laminate flooring, direct access through to Inner Hall area with spacious Cloaks Cupboard off with hanging rail and shelf and with storage over.


LOUNGE : 5.37m (17' 7') x 4.53m (14' 10')
With uPVC framed and glazed window to rear, uPVC framed and glazed French doors leading out to the front patio area and Garden, ornamental fireplace, radiator, electric power points, TV point, BT fiber broadband, wood effect laminate flooring.

SHOWER ROOM AND TOILET :
With white suite and including low level wc, wash hand basin set within a vanity unit with storage cupboard below, fully enclosed corner shower unit with shower over, uPVC framed and frosted glazed window to front, tiled flooring, walls tiled to splash back radiator.

KITCHEN AND BREAKFAST ROOM : 4.22m (13' 10') x 4.22m (13' 10')
Fully fitted with a range of modern units having cream high gloss fascias, with work surfaces over, integrated double oven and grill, separate hob with extractor hood over, space for dishwasher and large double fridge freezer, uPVC framed and glazed window to front framing the outstanding views over open countryside, 1.5 drainer sink unit with mixer tap over, radiator, electric power points, walls tiled to splash back tiled flooring. Opening directly through to the :

DINING/LIVING ROOM 4.25m (13' 11') x 3.20m (10' 6')
With uPVC framed and glazed window to rear, access door from Inner Hall area, radiator, electric power points, wood effect laminate flooring.

UTILITY ROOM / SNUG 3.62m (11' 11') x 3.21m (10' 6')
With 2 x uPVC framed and glazed windows to rear, uPVC framed and glazed external door to rear, fitted with base units and work surfaces over, single drainer sink unit with mixer tap over, plumbing for washing machine, boiler, radiator, electric power points, carpet.

FIRST FLOOR :
FRONT BEDROOM 1 4.24m (13' 11') x 4.21m (13' 10')
With uPVC framed and glazed window to front, electric power points, radiator wood effect laminate flooring, fitted with a range of bedroom furniture.

FRONT BEDROOM 2 4.18m (13' 9') x 3.62m (11' 11')
(reducing to 2.63 to part 8'8') With 2 x uPVC framed and glazed windows to front, electric power points, radiator, wood effect laminate flooring.

BACK BEDROOM 3 3.66m (12' 0') x 3.21m (10' 6')
With uPVC framed and glazed window to rear, electric power points, radiator, wood effect laminate flooring, internal door through to :

EN-SUITE SHOWER ROOM :
With uPVC framed and frosted glazed window to rear, low level wc, wash hand basin set within a vanity unit with storage cupboard below, mixer tap over, walk in double shower unit with shower over, walls tiled to splash back, tiled flooring.

COMBINED BATHROOM AND LAVATORY 4.18m (13' 9') x 2.10m (6' 11')
With 2 x uPVC framed and frosted glazed windows to rear, low level wc, pedestal wash hand basin with mixer tap over, panelled bath with shower attachment over and fitted shower screen with mixer tap over, radiator, tiled flooring, walls tiled to ceiling height with ceramic tiling.

LANDING AREA :
With uPVC framed and glazed window to side, stairs to ground floor, carpet, electric power point, access to attic space.

OUTSIDE : 7.68m (25' 2') x 3.41m (11' 2')
GARAGE : With vehicular access via electric roller shutter door, window to side, door to the rear, workshop area, electric power points, lighting.

Enclosed forecourt lawn and garden with mature trees and shrubs.
Paved patio to front and wide patio area to side and rear with steps up to level lawn and garden area and paved patio and with further flight of steps up to sloping rear grassed area screened with mature hedging.


SERVICES ETC :
COUNCIL TAX :
BAND F - This information has been obtained from the Valuation Office and the Carmarthenshire County Council web sites. This information is not always accurate and it is advisable for you to make your own enquiries direct to the Council Tax Department of the Carmarthenshire County Council.

SERVICES :
Mains electricity, water and sewerage services. Full oil fired central heating. (The appliances fitted within the property have not been tested and purchasers are advised to make their own enquiries as to whether they are in good working order and comply with current statutory regulations).

FIXTURES AND FITTINGS :
We are instructed by the Vendors to indicate that the fitted carpets, curtains, blinds and light fittings where laid at the property are to be included in the purchase price.