Llanddeusant, Llangadog, SA19

An attractive country residence set in wonderful location within the dramatic surroundings of the Brecon Beacons National Park and comprising period former public house together with adjoining cottage which has been the subject of extensive refurbishment to provide spacious family accommodation with a wealth of original features. The property stands in grounds of approximately 2 acres which border the river Sawdde and has fishing rights. The spacious accommodation which has previously been operated as a successful B & B establishment and holiday cottage provides reception hall; lounge/ dining room with fireplace; fitted kitchen/ living room; cloak room; large landing; master bedroom with en suite bathroom ; guest bedroom with en suite shower room; 2 further en suite rooms and a first floor sitting room/bedroom. The adjoining cottage provides fitted kitchen/ living room. 2 bedrooms and bathroom. UPVC double glazing. Oil fired central heating. Immediately to the rear of the property there is a paved enclosed patio area with gravel border. Garden shed. On the opposite side of the road there is a parking area with a store shed which opens onto the 3 pasture paddocks that lead down to the river making an attractive area that has been used as a camping venue.

Viewing highly recommended.

RECEPTION HALL

Ceramic Tiled Floor

SITTING ROOM

Inglenook fireplace with large Bressumer beam above and feature bread oven. The whole incorporating a multi fuel stove on slate hearth. Open staircase to 1st floor. Ceramic tiled floor. Attractive areas of pointed stone wall open plan to kitchen. Radiator x 2.

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KITCHEN / DINING ROOM

Twin bowl stainless sink unit with mixer tap set in wood block effect work surface. 4 ring gas hob with stainless steel extractor above. Hotpoint twin oven. Integrated dishwasher. Worcester oil fired boiler which serves the heating requirement for both the house and cottage. Fitted range of base, wall and display units. Impressive exposed beam. Ceramic tiled floor. Exposed areas of pointed stone wall. French doors to rear patio. Radiator.

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CLOAKROOM

low level w.c. Pedestal hand basin. Ceramic tiled floor. Fully tiled walls. Chrome towel heater.

FIRST FLOOR LANDING

Built in cupboard.

MASTER BEDROOM

Built in range of wardrobes. Ceiling spotlights. Radiator.

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ENSUITE BATHROOM

Paneled bath with shower above and glazed screen and tiled surround. Pedestal hand basin. Low level w.c. Shaver socket and light. Ceramic tiled floor. Chrome towel heater.

BEDROOM

Built in wardrobe. Radiator.

ENSUITE

Shower in tiled and glazed cubicle. Hand basin. Low level w.c. Shaver socket and light. Radiator.

BEDROOM

Fitted wardrobe. Wall lights Radiator

ANOTHER ASPECT

ENSUITE

Shower in tiled and glazed cubicle. Pedestal hand basin. low level w.c. Wall light and shaver socket. Fully tiled walls.

INNER LANDING

Built in linen cupboard. Access to attic area.

MAIN LANDING

Built in linen / utility cupboard with plumbing for automatic washing machine. Feature area pointed stone wall. Exposed beams.

BEDROOM / DRESSING ROOM

Radiator.

GUEST BEDROOM

Attractive area area of pointed stone wall. Exposed beams. Radiator

ANOTHER ASPECT

ENSUITE

Shower in glazed and tiled cubicle. pedestal hand basin. Low level w.c. Fully tiled walls.

THE COTTAGE - KITCHEN / LIVING ROOM

Single drainer stainless steel sink unit with chrome mixer tap. 4 ring ceramic hob. New world electric oven. Integrated Beko dishwasher. Plumbed for automatic washing machine. Extensive range of base and wall units with granite effect work surface. Ceiling spotlights. Radiator x 2.

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ENTRANCE HALL

Ceramic tiled floor.

BEDROOM

Wood effect floor. Built in wardrobe. Radiator.

ANOTHER ASPECT

BEDROOM

Radiator.

BATHROOM

Bath with shower above and glazed screen. Pedestal hand basin. Low level w.c. Wall mirror and vanity light. Part tiled walls. Wood effect laminate floor. Radiator.

OUTSIDE

To the rear of the property is an enclosed paved patio with painted wall boundary. Garden shed. Oil storage tank.

FRONT GROUNDS

These are located on the opposite side of the road and extend to approximately 1.5acres. Comprising of spacious car parking area with impressive Monkey Puzzle tree. There are 3 small paddocks of pasture and garden land all of which border the river making a wonderful feature. One paddock has a gated area which leads to a stone beach area bordering the river and is adjacent to an attractive stone arched bridge.

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SERVICES

We are advised that the property is connected to mains electricity and water. Private septic tank drainage located within the boundaries of the property.

COUNCIL TAX

We are advised that the property is in Band D .

EDUCATION

A wide range of state schools are to be found in Llangadog, Ffairfach, Llandeilo and Llandovery - www.carmarthenshire.gov.uk. Private schools include Llandovery College, St Michaels, Llanelli and Christ College, Brecon (independent schools www.iscis.co.uk.)

SPORTING & RECREATIONAL

There are wonderful opportunities for walking, mountain biking and cycling from the property being in such close proximity to the Black Mountain. The Rivers Towy and Cothi are noted for their Salmon and Sewin (Sea Trout) fishing, membership of associations is by application. There are Golf courses at Llandybie, Garnant and Carmarthen. The area is noted for its ancient castles and Gardens, with Aberglasney and the Botanic Garden of Wales within half an hours drive. The extensive Gower, Carmarthen and Pembrokeshire coastline are within an hours drive.

LOCATION

Pont Aber is situated between the villages of Gwynfe and Llanddeusant both of whom have their own Village Halls and places of Worship. It is approximately 4 miles from the village of Llangadog which provides a good range of shopping facilities together with Primary school and rail link on the 'Heart of Wales' line. The towns of Llandeilo and Llandovery are approximatley 10 miles respectively and the county administrative town of Carmarthen is approximately 25 miles. The M.4 motorway can be joined at Pont Abraham or at Pontardawe/Ynysforgan (Junction 45) providing access to the University city of Swansea and of course is the main route to the rest of the country.

DIRECTIONS

From Llandeilo the property is located by taking the A. 40 towards Llandovery for approximately 6 miles. At the 'Square and Compass' roundabout take the third exit from the roundabout and proceed to Llangadog village. Turn right here onto the A.4069 and proceed on this road for 4 miles when the property will be found on the left hand side.

HOMEBUYERS SURVEY

If you are considering buying a home, make sure that you are not buying aPROBLEMContact one of our property offices to arrange anRICS HOMEBUYERS SURVEY& VALUATION

TENURE & POSSESSION

We are advised that the property is freehold and that vacant possession will be given on completion.

N B

These details are a general guideline for intending purchasers and do not constitute an offer of contract. BJP have visited the property , but not surveyed or tested any of the appliances, services or systems in it including heating, plumbing, drainage etc. The Sellers have checked and approved the details, however purchasers must rely on their own and/or their Surveyor's inspections and the Solicitors enquiries to determine the overall condition, size and acreage of the property, and also any Planning, Rights of Way, Easements, or other matters relating to it.

OUT OF HOURS CONTACT

Jonathan Morgan 07989 296883

PROOF OF IDENTITY

In order to comply with anti-money laundering regulations, BJP Residential Ltd require all buyers to provide us with: (i) proof of identity (ii) proof of current residential address The following documents must be presented in all cases: IDENTITY DOCUMENTS: A photographic ID, such as current passport or UK driving licence EVIDENCE OF ADDRESS: A bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address.

WEBSITE ADDRESS

Carmarthen 01267 236363 Llandeilo 01558 822468 View all our properties on: www.bjpco.com; www.rightmove.co.uk; www.zoopla.co.uk; www.primelocation.com or www.onthemarket.com