A superb smallholding of 8 acres or thereabouts set in wonderful location of the fringe of this popular village commanding distant westerly views over rolling farmland. The property has been the subject of extensive refurbishment to off a spacious family home with the versatile accommodation combining character with contemporary flair. The accommodation compromises: Fitted Kitchen / Living room; Utility room ; Shower room; Dining room; Vaulted ceiling lounge; Vaulted ceiling ground floor bedroom; Master bedroom with en suite and dressing room; A further double bedroom and family bathroom. UPVC double glazing. Propane gas under floor and central heating. To the front of the property is a small courtyard alongside which a gated entrance leads to a further spacious courtyard. Extensive lawned gardens with established borders. Detached garage. Excellent stable block with 4 loose boxes and tac room. Exercise yard. Two productive well fenced pasture paddocks.

Viewing of this excellent conveniently located holding is highly recommended. BOOK TODAY !

KITCHEN / LIVING ROOM

One and a half stainless steel sink unit with mixer tap set in granite work surface. 5 burner Rangemaster cooker with extractor hood above. Wine chiller cabinet. Plumbed for dishwasher. Ceiling down lighters. Slate effect tiled floor with under floor heating.

UTILITY ROOM

Plumbed for automatic washing machine and vented for tumble dryer. Single drainer stainless steel sink unit set in attractive range of base cupboards. Ample work surface. Baxi Propane wall mounted boiler which serves the heating requirements. Slate tiled floor.

SHOWER ROOM

Shower in glazed and Respotex paneled cubicle. Pedestal hand basin. Low level w.c. Slate effect floor with underfloor heating.

DINING ROOM

Attractive open staircase to 1st floor. Under stairs cupboard. Fitted meter cupboard. Slate floor with underfloor heating.

LOUNGE

Vaulted beamed ceiling with skylight. Decorative fireplace with coal effect stove. Picture windows to front elevation. Slate floor with under floor heating.

GROUND FLOOR BEDROOM

Vaulted beamed ceiling. Radiator.

1ST FLOOR - LANDING

Built in airing cupboard. Ceiling down lighters. Radiator.

MASTER SUITE

Radiator.

DRESSING AREA

Built in wardrobes. Ceiling down lighters.

EN SUITE

BEDROOM

Built in wardrobes. Access to attic. Radiator.

FAMILY BATHOOM

Paneled bath with Mira shower above in fully tiled surround and glazed screen. Hand basin with chrome mixer tap on vanity unit. Low level w.c. Wood effect floor. Chrome towel heater. Fully tiled walls.

OUTSIDE

To the front of the property is a small enclosed courtyard alongside which a gated entrance leads to a spacious rear graveled drive and courtyard around which the buildings are arranged.

DETACHED GARAGE

STABLE BLOCK

Consisting of 4 loose boxes with covered overhang to front elevation.

EXERCISE ARENA

LAND

The land is arranged in two good sized pasture paddocks which are both well fenced and have direct access to the courtyard.

GROUNDS

Immediately to the rear of the house is a level lawned garden area around which are many established trees and shrubs.

SERVICES

We are advised that the property is connected to mains electric and water. Private drainage.

COUNCIL TAX

WE are advised that the property is in council tax band D .

EDUCATION

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

SPORTING AND RECREATIONAL

There are wonderful opportunities for walking and cycling from the property. The Rivers Towy and Cothi are noted for their 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

LLwyn Y Fran is situated on the fringe of this rural hamlet. It is approximately 6 miles from the Country Market town of Llandeilo which provides a good range of amenities together with rail link on the 'Heart of Wales' line. The busy centre of Cross Hands with its retail and business parks is within 4 miles and the county administrative town of Carmarthen is approximately 14 miles. The M.4 motorway can be joined at Pont Abraham providing access to the University city of Swansea and of course is the main route to the rest of the country.

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

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.

TENURE & POSSESSION

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

VIEWING.

Strictly by appointment only with the agents BJP Residential.

WEBSITE

Llandeilo 01558 822468 View all our properties on: www.bjpresidential.co.uk; www.rightmove.co.uk; www.zoopla.co.uk; www.primelocation.com, or www.onthemarket.com