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The Sun,Graig, Eglwysbach

A substantial period cottage set in large, well established cottage style gardens on the

outskirts of the village within a short distance of the world renowned Bodnant Gardens.

The Sun is a former 'Inn' which later converted to provide a character 3 bedroom home

retaining original features throughout, and enjoying extensive views from rear across open

countryside.

The property is in need of upgrading and modernisation but offers excellent scope to retain

the original features whilst providing a substantial family home with lovely gardens. There is

also potential for conversion or redevelopment of a large workshop/store within the grounds,

subject to any necessary consent.

Price guide £265,000

Tel: (01492) 642551 www.iwanmwilliams.co.uk

The Sun, Graig, Eglwysbach, Conwy, LL28 5RH

The accommodation affords:The accommodation affords:The accommodation affords:The accommodation affords: (approximate measurements

only)

Front Entrance Vestibule:Front Entrance Vestibule:Front Entrance Vestibule:Front Entrance Vestibule: Fifteen unit glazed door leading

to:

Dining/Sitting Room:Dining/Sitting Room:Dining/Sitting Room:Dining/Sitting Room: 20'5" x 11'6" (6.22m x 3.5m)

Feature inglenook style stone fireplace with oak lintel over

housing cast iron wood burner. Sash window to front

elevation; double panelled radiator; walk-in original bar

and servery with range of shelving; staircase leading off to

first floor level; built-in corner glazed display and storage

cupboard; sliding door leading to rear conservatory. Door

with steps leading down to basement.

Sitting Room:Sitting Room:Sitting Room:Sitting Room: 12'4" x 17'0" (3.76m x 5.17m) Beamed

ceiling; granite fireplace and hearth; built-in cupboards to

recess; telephone point; TV point; bow uPVC double

glazed window overlooking rear garden; two double

panelled radiators; built-in book shelving; wall lights;

access through to:

Large Shower Room:Large Shower Room:Large Shower Room:Large Shower Room: 13'1" x 8'11" (4m x 2.71m) Wet style

flooring for shower, electric shower, wash basin and WC.

Double panelled radiator; wall tiling.

Rear Vestibule:Rear Vestibule:Rear Vestibule:Rear Vestibule: Cold water supply for washing machine;

outside door.

Basement:Basement:Basement:Basement: 19'2" x 6'3" (5.83m x 1.9m) Door leading to

rear of property.

Rear Sun Porch/Conservatory:Rear Sun Porch/Conservatory:Rear Sun Porch/Conservatory:Rear Sun Porch/Conservatory: 8'4" x 5'11" (2.55m x 1.8m)

Tiled floor; uPVC double glazed windows overlooking

rear garden and enjoying extensive views.

Breakfast Kitchen:Breakfast Kitchen:Breakfast Kitchen:Breakfast Kitchen: 19'6" x 7'5" (5.95m x 2.26m) Fitted

base and wall cupboards; 1 ½ bowl sink with mixer tap;

'Range Master' cooking range; original oak flooring; built-

in dresser style unit with storage shelving; sash window to

rear elevation; telephone point; double panelled radiator;

plate rack. Sash window to front elevation.

FIRST FLOOR - Landing:FIRST FLOOR - Landing:FIRST FLOOR - Landing:FIRST FLOOR - Landing: Large walk-in store and linen

cupboard.

Bathroom:Bathroom:Bathroom:Bathroom: Four piece suite comprising panelled bath,

pedestal wash hand basin, low level WC and bidet. Built-in

storage cupboard; airing cupboard with cylinder and

shelving; double panelled radiator; wall tiling; window to

front elevation.

Bedroom No 1:Bedroom No 1:Bedroom No 1:Bedroom No 1: 7'7" x 20'4" (2.3m x 6.2m) Double

panelled radiator; sash window overlooking front and rear

with views; wash basin.

Bedroom No 2:Bedroom No 2:Bedroom No 2:Bedroom No 2: 11'7" x 9'4" (3.52m x 2.84m) Plus built-in

wardrobe to recess. Double panelled radiator; sash window

overlooking rear with extensive views. Through access

leading o:

Bedroom No 3:Bedroom No 3:Bedroom No 3:Bedroom No 3: 14'9" x 11'9" (4.5m x 3.58m) Vaulted

ceiling; double panelled radiator; built-in wardrobes and

Tel: (01492) 642551 www.iwanmwilliams.co.uk

vanity unit; uPVC double glazed window overlooking rear

with views.

Outside:Outside:Outside:Outside: Stone and brick built outside WC and store sheds;

side garage and basement room below for storage. The rear

garden has been beautifully landscaped in the past and has

established specimen trees and plants, variety of fruit trees.

Tiered garden area with stone walling; large random paved

patio; raised beds and shrubs; established wisteria plant. In

addition there is also a large workshop built of steel and

corrugated sheeting which would provide excellent

storage/workshop or alternatively could be redeveloped

subject to any necessary consent. Off road parking and

hardstanding.

Services:Services:Services:Services: Mains water, electricity and drainage are

connected to the property. Oil fired central heating.

Directions:Directions:Directions:Directions: From Glan Conwy proceed along the A470 in

the direction of Llanrwst, turn left signposted Bodnant

Gardens at the top of Bodnant Hill, continue passed

Bodnant Gardens towards Eglwysbach. The property is on

the right hand side before you drop down the hill towards

the village.

Viewing: Viewing: Viewing: Viewing: By appointment through the agents Iwan M

Williams, Charlton Stores, 5 Denbigh Street, Llanrwst,

LL26 0LL. Tel (01492) 642551.

IMW/JAL - 18th May 2012/LL568

This material is protected by the laws of copyright. The

owner of the copyright is Iwan M Williams Estate Agents.

The sales particulars including photographic material form

part of our database rights and copyright laws. No copying

or distribution without authorisation or owner’s

permission.

These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for anypurpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to becomeunder any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Anyprospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agentsupplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.