Gilfach Barn, Banc y Ffordd

LOCATION & AMENITIES
The property is situated within the small rural hamlet of Banc y Ffordd which lies on the outskirts of the Teifi Valley town of Llandysul, and offers a good range of local facilities & amenities. These include: shops, a post office, two medical practices, public houses, places of worship, a leisure centre, indoor swimming pool and a brand new 3 to 18yrs ‘super school’. The market town of Newcastle Emlyn lies just 7 miles away, with the administrative town of Carmarthen, with rail links and access to the M4 Motorway just 11 miles due south-east. 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 asking price. Therefore, it is advised that the prospective client prior to purchase validates such information.

ACCOMMODATION

The accommodation (with approximate measurements) comprises:

ENTRANCE          Via gravelled pathway leading to the rear of the property and around to entrance via glazed orangery.

ORANGERY         Fully glazed, single pitched roof and top light to one side. Feature exposed stone walls. Large ‘Belfast’ style sink unit with twin bowls and single drainer, plumbing beside for washing machine. Filtration system for the borehole fed water supply. Quarry tiled floor. Access through to the accommodation

OPEN PLAN
LOUNG/DINING      37’ 6” x 16’ 9” Full height, cathedral style ceiling with exposed A frames and purlins with boarding between. Natural stone walling throughout. Large, modern wood burner with feature hood and exposed flue system laid on a large slate flagged hearth. Three windows to the rear of the property and Three to the front of the property – one being a large picture window. Feature, cast iron and oak, spiral staircase leading onto galleried landing. Oak flooring across two levels giving room delineation. Television & telephone points. Two thermostatically controlled radiators. Traditional ledged door through to kitchen

KITCHEN              15’ 10” x 12’. Windows to the front and rear of the property. A traditional range of ‘farmhouse’ style wall and base units. ‘Welsh Dresser’ Style shelving unit. Solid oak worktops. Twin bowl, single drainer stainless steel sink unit with ‘monobloc’ style tap. Semi-integrated dishwasher. Smeg five burner gas range cooker with dual electric ovens and illuminated extractor above.. Feature exposed beams. Traditional Stable door through to front conservatory and small hallway/vestibule area giving access to the bathroom and the main staircase.

BATHROOM        10’ 10” x 8’ 10”. Window to the rear of the property. ‘His and Hers’ sinks with tiled splashbacks and ‘monobloc’ style mixer taps. Roll top claw foot bath with mixer tap and convenience shower head. Close coupled W.C and Bidet all in white. Quadrant corner shower enclosure-with thermostatically controlled shower, with deluge head. Thermostatically controlled radiator. Feature exposed beams

FIRST FLOOR ACCOMMODATION

LANDING             Accessed via ‘double turn’ staircase with two half-landings. Velux window. Part exposed ‘A-Frames’. Original pitched pine flooring. Doors accessing the bedrooms.

MASTER BEDROOM         17’ 3” x 12’ 2” max. Velux window to the rear of the dwelling and double French doors out to small balcony area which also gives stepped access to the gardens. Fully vaulted ceilings. Feature exposed ‘A-Frames’ and purlins. Traditional style pendant lighting. Small leaded stained-glass window, to the landing, adding to an already feature packed bedroom. Thermostatically controlled radiator. Eaves storage. Original pitched pine flooring. Door through to internal hallway.

BEDROOM 2       11’ 5” x 7’ 5” (limited height). Window to the front of the dwelling Fully vaulted ceilings. Feature exposed ‘A-Frames’ and purlins. Thermostatically controlled radiator. Original pitched pine flooring.

BEDROOM 3       13’ 5” x 8’ 11”. Window to the rear of the dwelling, with window seating and Velux window above. Fully vaulted ceilings. Feature exposed ‘A-Frames’ and purlins. Part-exposed stone walling. Radiator. Original pitched pine flooring. Door through to galleried landing and onto spiral staircase.

UPSTAIRS W.C    W.C and wash hand basin. Built in shower cubicle. Feature exposed ‘A-Frames’ and purlins.

CONSERVATORY 18’ 5 x 9’ 2”. Accessed via stable door from kitchen. Fully uPVC double glazed with new, double skinned, polycarbonate roof and fully glazed doors to either end. One door leads to timber deck with pergola and the other giving access to a side shrubbery. Exposed stone feature wall with period brick window and door heads. Quarry tiled floor.

EXTERIOR            Gilfach Barn benefits from beautiful private gardens which can be completely separate from the main gardens if desired, also allowing fantastic open countryside views alongside its own outbuildings. To the side of the property is the external oil combination boiler servicing the domestic hot water and central heating

OUTBUILDING 1     16’ 1” x 7’9”. Stone-build, attached outbuilding. Perfect for conversion as overflow accommodation (STPC). Part of the original Slate divider. European profile sheeted roof. Stable Door.

OUTBUILDING 2      Timber framed construction and timber clad under a European profile roof.

SERVICES             Mains Electricity. Private Water & Drainage.

VIEWING             By appointment, via sole agents, Philip Ling Estates.