John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

Riverbank Cottage, Llanfair Clydogau,Lampeter SA48 8LH

Offers in the region of £435,000• ** CHARMING BARN CONVERSION WITH 10 ACRES &

RIVERSIDE LOCATION AND VIEWS **• Tastefully Appointed• 4 Beds & 4 En Suites

• Large Grounds & Paddocks

www.johnfrancis.co.uk

EJ/DT/70707/300819

DESCRIPTIONDESCRIPTIONDESCRIPTIONDESCRIPTION** DELIGHTFULLY POSITIONED 10ACRE COUNTRY RETREATCOMPRISING A 4 BED/4 BATHCHARACTER BARN CONVERSIONWITH LOVELY RIVERSIDE LOCATION- VIEWING ESSENTIAL!!! **A most appealing detached barnconversion located within beautiful ruralsurroundings benefitting from riverfrontage onto the renowned river Teifinoted for it's salmon and sewin. Theproperty provides prospectivepurchasers an ideal opportunity ofacquiring a spacious family sizeddwelling retaining many characterfeatures including exposed beams,vaulted ceilings, inglenook stylefireplace etc. There are lovely viewsenjoyed from the Living room to the rearoverlooking the river Teifi and opencountryside. Outside there is a privatedriveway leading down to the propertywith extensive mature gardens leadingout to pony paddocks ideal for equineinterests, with potential for glampingpods/camp site (STC).

ACCOMMODATIONACCOMMODATIONACCOMMODATIONACCOMMODATIONThe property which comprises of a mostattractive barn conversion of traditionalstone construction with part slated roofand part flat roof. The residence hasbeen tastefully converted now providingspacious family sized accommodationwith many character features includingexposed 'A' frame beams, timber doors,attractive inglenook style fireplace,feature slit windows etc. The propertybenefits from oil fired central heatingand double glazed windows withexcellent potential for bed and breakfastetc (subject to consent). Theaccommodation provides as follows:

RECEPTION ROOM / STUDYRECEPTION ROOM / STUDYRECEPTION ROOM / STUDYRECEPTION ROOM / STUDY15'3 x 12'9 (4.65m x 3.89m)Double glazed french entrance doors,oak flooring, feature slit window,radiator, open beamed ceiling, range offitted timber store/office cupboards withtiled worktops, spotlights, door to:

INNER LOBBYINNER LOBBYINNER LOBBYINNER LOBBYTiled floor, doors to:

UTILITY ROOMUTILITY ROOMUTILITY ROOMUTILITY ROOM8'6 x 8'3 (2.59m x 2.51m)Fitted with a range of wall and baseunits with work surfaces over, 1½ bowlsingle drainer sink unit with mixer tap,oil fired central heating boiler, doubleglazed front exterior door, plumbing andspace for washing machine/dryer.

SUN LOUNGE / LIVING ROOMSUN LOUNGE / LIVING ROOMSUN LOUNGE / LIVING ROOMSUN LOUNGE / LIVING ROOM31'7 x 15'10 (9.63m x 4.83m)A most attractive room being light andairy with 3 sets of sliding patio doors tothe rear, enjoying the lovely views onoffer overlooking the grounds and theriver Teifi, part exposed stone walling,beamed ceiling, 4 radiators, feature slitwindow, double glazed front entrancedoor.

SITTING ROOMSITTING ROOMSITTING ROOMSITTING ROOM26'5 x 17'8 (8.05m x 5.38m)A most spacious and attractive roomproviding a large inglenook style stonefireplace and surround with wood

burning stove inset, open exposedvaulted ceiling with exposed 'A' frames,3 radiators, feature library shelving onebeing a concealed connecting door tothe hallway, sliding patio doors to therear with lovely views.

KITCHEN / BREAKFAST ROOMKITCHEN / BREAKFAST ROOMKITCHEN / BREAKFAST ROOMKITCHEN / BREAKFAST ROOM17'7 x 10'7 (5.36m x 3.23m)Fitted with a range of base units withseparate pull out larder cupboard, spacefor American fridge/freezer, rangecooker with 5 gas ring hob with hotplate, double oven and grill with largestainless steel extractor hood over,stainless steel splash-back, Gothic styletimber double doors to sitting room, tiledfloor, double glazed rear exterior door,double bowl single drainer sink unit withmixer tap, vaulted ceiling with exposed'A' frame beam, 2 Velux windows.

INNER HALLWAYINNER HALLWAYINNER HALLWAYINNER HALLWAYOak effect flooring, radiator, beamedceiling, built-in store cupboard withradiator, doors to:

BEDROOM 1BEDROOM 1BEDROOM 1BEDROOM 113'1 x 11'2 (3.99m x 3.40m)Window to front, radiator, open beamedceiling, door to:

EN SUITE SHOWER ROOMEN SUITE SHOWER ROOMEN SUITE SHOWER ROOMEN SUITE SHOWER ROOM8' x 5'9 (2.44m x 1.75m)Suite comprising of tiled shower cubicle,low level flush WC, pedestal wash handbasin, radiator, tiled floor, tiled walls.

BEDROOM 2BEDROOM 2BEDROOM 2BEDROOM 213'11 x 12'10 / 17'7 (4.24m x 3.91m/5.36m)Window to rear, radiator, fittedwardrobes with dressing area, vaultedceiling with exposed 'A' framed beams,radiator, fitted window seat, Veluxwindow, door to:

EN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOM10'4 x 6'1 (3.15m x 1.85m)Suite comprising of bath with tiledsurrounds, shower attachment over,shower curtain and rail, WC, pedestalwash hand basin, tiled walls, tiled floor,beamed ceiling, radiator.

BEDROOM 3BEDROOM 3BEDROOM 3BEDROOM 317'4 / 11'1 x 15'10 (5.28m /3.38m x4.83m)Window to rear, vaulted ceiling withexposed 'A' frame beams, Veluxwindow, 2 built-in wardrobes, radiator,door to:

EN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOMSuite comprising of bath, low level flushWC, pedestal wash hand basin, tiledwalls, tiled floor, radiator.

BEDROOM 4BEDROOM 4BEDROOM 4BEDROOM 415'3 / 9'3 x 13'7 (4.65m /2.82m x 4.14m)Window to front, radiator, fittedwardrobe and dressing table withmatching bedside cabinets, openbeamed ceiling, door to:

EN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOMEN SUITE BATHROOM7'9 x 6'1 (2.36m x 1.85m)Suite comprising of bath with telephoneshower attachment over with showercurtain and rail, low level flush WC,pedestal wash hand basin, tiled walls,tiled floor, radiator, part exposed stonewalling, window to side.

EXTERNALLYEXTERNALLYEXTERNALLYEXTERNALLYA particular feature of the property is theextensive grounds and gardens on offercomprising a long sweeping privatehardcore driveway leading over to theproperty providing leading to a smallyard area providing ample car parking/turning area. Mature well stockedgardens surround the residence withgrassed areas, mature shrubs, trees,flower beds, attractive paved patioareas to the side and rear commandinglovely views across the river.

THE LANDTHE LANDTHE LANDTHE LANDWhich is arranged in one compact blockis divided into 5 easy workingenclosures, being adequately fencedand watered being ideal for equestrianpurposes or other various livestockenterprises. There is a paddock to therear which runs down to the river Teifi atthe bottom, having a delightful setting.In total we are informed by the ownersthat the land extends to 10 Acres orthereabouts (to be confirmed).

RIGHT OF WAYRIGHT OF WAYRIGHT OF WAYRIGHT OF WAYWe have been informed by the ownerthat the neighbouring farmer has a rightof way for his sheep to go across thefield by the river.

SERVICESSERVICESSERVICESSERVICESWe are advised mains electricity andwater are connected with privatedrainage.

VIEWINGVIEWINGVIEWINGVIEWINGBy appointment with the selling Agentson 01570 422 846 or e-maillampeter@johnfrancis.co.uk

OUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSMonday to Friday9:00am to 5:30pmSaturday 9:00am to 4:00pm

FACEBOOK &TWITTERFACEBOOK &TWITTERFACEBOOK &TWITTERFACEBOOK &TWITTERFollow us on twitter @JohnFrancisLampor on facebook www.facebook.com/JohnFrancisEstateAgents

TENURETENURETENURETENUREWe are advised that the property isFreehold

GENERAL NOTEGENERAL NOTEGENERAL NOTEGENERAL NOTEPlease note that all floor plans, roomdimensions and areas quoted in thesedetails are approximations and are notto be relied upon. Any appliances andservices listed on these details have notbeen tested.

DIRECTIONSDIRECTIONSDIRECTIONSDIRECTIONSFrom our office proceed straight ontoBridge Street, and carry on out to thevillage of Cwmann. Proceed past themotor world on your left and take thenext left turning signposted Cellan.Proceed on this lane for approx 4 milesuntil arriving at Llanfair Clydogau andproceed through towards LlanddewiBrefi. Continue along approx 0.6 milewhere the entrance leading over to theproperty can be found on the left.

John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

www.johnfrancis.co.uk

Riverbank Cottage, Llanfair Clydogau, Lampeter