The Cross, Mold, Flintshire, CH7 1AZ Tel: Fax: Llanfynydd, Wrexham, Flintshire LL11 5HY

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The Cross, Mold, Flintshire, CH7 1AZ Tel: 01352 751515 Fax: 01352 751414 Email: mold@cavres.co.

1 The Cross, Mold, Flintshire, CH7 1AZ Tel: Fax: Hafod Abley Farm, Llanfynydd, Wrexham, Flintshire LL11 5HY Price 1,200,000 An exceptional rural residence standing in a very secluded position within grounds, woodland and pasture extending to about acres in total - which would be suitable for equestrian purposes. A greatly extended and refurbished 4 bedroom detached 16th century traditional Welsh farmhouse house together with an adjoining 4 bedroom converted Barn, one bedroom self contained cottage, purpose built stock shed, ancillary buildings, informal gardens, approximately 33.7 acres of pasture and 6.7 acres of wooded dells. Chester 15 miles, Wrexham 7 miles, Mold 8 miles.

LOCATION Hafod Abley stands on a very minor country lane about 1.

The main house, Barn and cottage are all set around a large forecourt approached over a long private drive.

The land is divided into six main fields all standing within a ring fence and approached off the main drive which extends to the rear of The Barn into a long hardcore no-through lane which runs to

2 LOCATION Hafod Abley stands on a very minor country lane about 1.5 miles from the village of Llanfynydd whilst enjoying a tranquil setting it is ideally placed for access to the main centres throughout the region. The main house, Barn and cottage are all set around a large forecourt approached over a long private drive. It is a versatile holding suitable for equestrian and tourist use with large adaptable houses which could provide holiday accommodation. The land is divided into six main fields all standing within a ring fence and approached off the main drive which extends to the rear of The Barn into a long hardcore no-through lane which runs to one side of a wooded dell. THE MAIN HOUSE THE ACCOMMODATION COMPRISES A hardwood panelled and ledged door leading to: RECEPTION HALL Heather brown tiled floor and steps leading down to the lower ground floor area. Double glazed window and panelled radiator. CLOAKROOM White suite comprising wash basin with tiled splash and low level WC, matching flooring and panelled radiator. DINING ROOM A splendid room with a high vaulted ceiling with exposed purlins and rafters, benefiting from a deep bay window to the rear elevation with tiled sill together with further high level window, a fine spiral staircase rising to a galleried first floor study area with balcony overlooking the dining room. Strip boarded floor and panelled radiator and fan assisted radiator. Archway to: LOUNGE Also with a high vaulted ceiling with exposed purlins and a deep display niche to one side, it has an impressive stone lined chimney breast with exposed beam, raised hearth and free standing cast iron multi fuel fire grate. Double glazed window to gable with deep tiled sill, wall light points, strip boarded floor and two panelled radiators. ADDITIONAL PHOTO STUDY / OCCASIONAL BEDROOM A vaulted ceiling with exposed purlins, two Velux roof lights, feature exposed timbers to one wall and panelled radiator. KITCHEN A modern fitted kitchen to a Shaker style with light cream tone finish to door and drawer fronts with pewter style knobs and a solid oak working surface to include a peninsular divide / breakfast bar. Two glazed display cabinets, wicker basket drawers, an inset 1.5 bowl stainless steel sink with drainer, an electric Range Master range cooker with ovens, ceramic hob, upstand and a matching extractor hood and light over. Heavy beamed ceiling, attractive mosaic tiled splashbacks and void and plumbing for dishwasher. Heather brown tile floor, double glazed window to the front elevation with deep sill and panelled radiator. Archway to:

FAMILY ROOM An attractive room designed to take full advantage of the pleasing aspect over the gardens and patios with two modern three section hardwood framed tri-fold doors with double glazed

SNUG A heavy beamed ceiling, brickette fireplace on a raised tiled hearth with a solid heavy pine surround and enclosed solid fuel fire, double glazed window with deep tiled sill and wall light

SITTING ROOM Forming part of the original house with a heavy beamed ceiling, there is a substantial inglenook fireplace with a wide beam, a raised quarry tiled hearth and a large free standing

Twin glazed door leading to the front elevation.

3 FAMILY ROOM An attractive room designed to take full advantage of the pleasing aspect over the gardens and patios with two modern three section hardwood framed tri-fold doors with double glazed units, matching dresser style unit to the kitchen and a further wall mounted cupboard with shelving. White oak laminated floor, TV point and panelled radiator. SNUG A heavy beamed ceiling, brickette fireplace on a raised tiled hearth with a solid heavy pine surround and enclosed solid fuel fire, double glazed window with deep tiled sill and wall light points. Panelled radiator. SITTING ROOM Forming part of the original house with a heavy beamed ceiling, there is a substantial inglenook fireplace with a wide beam, a raised quarry tiled hearth and a large free standing multi-fuel fire grate. Double glazed windows to both front and rear elevations - both with tiled sills, wall light points, heather brown tiled floor, storage cupboard and radiator. Twin glazed door leading to the front elevation. REAR HALL / UTILITY ROOM Open tread staircase rising to the first floor with enclosed under-stairs cupboard, fitted tiled working surfaces with void and plumbing for washing machine and space for tumble drier, a white glazed Belfast sink, fitted cloaks cupboard with hanging rail and shelving, further recess ideal for slot in upright fridge freezer, heather brown tiled floor and panelled radiator. SHOWER ROOM Walk in cubicle with bi-fold screen and electric shower, low level WC, tiled floor and panelled radiator. OUTBUILT CONSERVATORY PORCH A hardwood frame on a low level random stone wall. It has double glazed windows and a pitched polycarbonate roof, heather brown tiled floor, Trianco oil fired boiler providing domestic hot water and heating, panelled radiator. Part glazed door to side.

BEDROOM TWO Partially vaulted ceiling with exposed purlin, double glazed window with deep tiled sill, walk in wardrobe with hanging rail, wall light points and radiator.

Two hardwood framed double glazed doors opening to a delightful balcony with decorative wrought iron rail and far reaching views over the gardens and land.

EN-SUITE SHOWER ROOM A white suite comprising corner cubicle with electric shower, pedestal wash basin and WC. Extractor fan and panelled radiator.

Part tiled walls to a decorative dado, exposed purlin, electric fan heater, double glazed window with tiled sill and panelled radiator.

4 BEDROOM TWO Partially vaulted ceiling with exposed purlin, double glazed window with deep tiled sill, walk in wardrobe with hanging rail, wall light points and radiator. FIRST FLOOR HALF LANDING Velux roof light, radiator and enclosed staircase leading to; BEDROOM FOUR Partially vaulted ceiling, Velux roof light and panelled radiator. Two hardwood framed double glazed doors opening to a delightful balcony with decorative wrought iron rail and far reaching views over the gardens and land. BEDROOM THREE Partially vaulted ceiling with exposed purlin, double glazed window with deep sill, walk in wardrobe, panelled radiator. EN-SUITE SHOWER ROOM A white suite comprising corner cubicle with electric shower, pedestal wash basin and WC. Extractor fan and panelled radiator. BATHROOM Coloured suite comprising panelled bath with combination shower and tap unit, two pedestal wash basins, bidet and low level WC. Part tiled walls to a decorative dado, exposed purlin, electric fan heater, double glazed window with tiled sill and panelled radiator. THE GRANARY Part glazed door leading to: EN-SUITE BATHROOM A modern white suite comprising panelled bath with glazed screen and shower attachment, pedestal wash basin and WC. Tiled walls, extractor fan, ceiling downlighters and panelled radiator. UPPER LANDING Built in double door airing cupboard with a lagged cylinder with immersion heater and extensive slatted shelving. Partially vaulted ceiling with exposed purlin. BEDROOM ONE High vaulted ceiling with exposed purlins, double glazed window with tiled sill, recess with shelving and radiator. HALL With staircase rising off, wood grained effect laminated floor covering and panelled radiator.

BEDROOM A large double glazed window overlooking the forecourt, further window to the rear. Wood grained effect laminated floor covering, fitted understairs cupboard and panelled radiator.

Rear window overlooking the garden area.

The kitchen is fitted with a range of base units with roll edge working surface to include inset four ring gas hob, a built in oven / microwave, inset single drainer sink with mixer tap, wood grained

5 BEDROOM A large double glazed window overlooking the forecourt, further window to the rear. Wood grained effect laminated floor covering, fitted understairs cupboard and panelled radiator. BATHROOM Comprising tiled panelled bath, pedestal wash basin and WC. Fitted linen cupboard, part tiled walls and floor, two double glazed windows, extractor fan and panelled radiator. Rear window overlooking the garden area. FIRST FLOOR KITCHEN / DINER / LOUNGE High vaulted ceiling with exposed purlins and double glazed window with delightful views across the farm towards wooded countryside, TV point. The kitchen is fitted with a range of base units with roll edge working surface to include inset four ring gas hob, a built in oven / microwave, inset single drainer sink with mixer tap, wood grained effect laminated floor covering, panelled radiator and a panelled door leading to an external stone staircase. THE BARN Hardwood panelled door leading to: SPACIOUS RECEPTION HALL Turned solid mahogany staircase rising off with spindles and turned newells. Solid wood floor covering, decorative arched window. STUDY Double glazed window overlooking the forecourt, matching flooring and coat hooks. LOUNGE A well lit room with an almost full width double glazed window overlooking that patio and wooded countryside beyond with twin central doors opening out. Further window to gable, two wall light points, TV aerial point, pine boarded floor and panelled radiator. Glazed door to: BEDROOM FOUR High vaulted ceiling under drawn in pine with roof light, further double glazed window, matching pine flooring and radiator. EN-SUITE SHOWER ROOM White suite comprising walk in cubicle with glazed screen and electric shower, pedestal wash basin and WC, fully tiled walls with a high vaulted ceiling - under drawn in pine, with downlighters double glazed window and a radiator. FARMHOUSE STYLE KITCHEN / DINING ROOM Refurbished with a modern range of base and wall mounted cupboards and drawers to a Shaker style with a light cream finish to door and drawer fronts and contrasting pewter style knobs and solid granite working surfaces. Space for slot in range cooker with electric and LPG gas supply and Range Master extractor hood and light over, white glazed sink with mixer tap, two glaze display cabinets, integrated fridge and freezer, large pan drawers, void and plumbing for washing machine and dishwasher. Large central dias with matching units to include wicker drawers and an extensive solid granite worktop with breakfast bar for six, ceiling downlighters, two double glazed windows with deep sills, a limestone tiled upstand and Travertine tiled floor benefiting from underfloor heating. Enclosed under-stairs cupboard with Firebird oil fired combination boiler providing domestic hot water and heating. Stable door to rear.

FIRST FLOOR SPLIT LEVEL LANDING Partially vaulted ceiling, exposed pulin and Velux roof light with blind, BEDROOM ONE A delightful room with a high vaulted ceiling with exposed purlins, double glazed

BATHROOM Modern white suite comprising large panelled bath, separate large walk in cubicle with high output shower, fitted cabinets and shelving with inset bowl and further cabinets with low level WC.

BEDROOM TWO High vaulted ceiling with exposed purlins, gable window and two Velux roof lights and panelled radiator.

6 FIRST FLOOR SPLIT LEVEL LANDING Partially vaulted ceiling, exposed pulin and Velux roof light with blind, BEDROOM ONE A delightful room with a high vaulted ceiling with exposed purlins, double glazed doors opening to an out-built balcony with decorative balustrade and pleasing rural views, Velux roof light and panelled radiator. BATHROOM Modern white suite comprising large panelled bath, separate large walk in cubicle with high output shower, fitted cabinets and shelving with inset bowl and further cabinets with low level WC. Attractive part tiled walls with decorative dado, high vaulted ceiling with exposed purlins, Velux roof light and a chrome towel radiator. REAR LANDING Under-eaves storage cupboard with hanging rail. BEDROOM TWO High vaulted ceiling with exposed purlins, gable window and two Velux roof lights and panelled radiator. EN-SUITE SHOWER ROOM White suite comprising walk in cubicle with high output shower, pedestal wash hand basin and WC. Part tiled walls to a decorative dado, extractor fan, ceiling downlighters and chrome dual fuel towel radiator. BEDROOM THREE High vaulted ceiling with exposed purlins, Velux roof light and panelled radiator. OUTSIDE The property is approached over a long private drive with decorative wrought iron electric gates leading in and which extends to the front of both properties to a wide tarmacadam forecourt providing extensive parking, access to the gardens and also all adjoining land. The properties surround a large tarmacadam forecourt providing extensive parking and access to all three properties. Adjoining is a further stone and slated outbuilding providing a very useful workroom with electric light and power installed. A further detached stone and slated outbuilding providing a large stable with electric light and power installed and lean to former pig styes run to one side. To the rear of The Barn is a five bar gate with low level random stone walls to a wide gravelled hardstanding providing space for parking and access to: GARDENS The garden is mainly to the rear of the house having been extensively landscaped with a tarmacadam domestic area providing additional parking which is bounded by a low level stone wall and raised established flower and shrub borders. Beyond is an extensive riven stone flagged patio and split level patio which extends across the tri-fold windows to the family room to one side of which is a purpose built pizza oven and BBQ. The patio extends down to a lower lawned area which also forms part of the garden of The Barn - which also has a separate patio area. PURPOSE BUILT OUTBUILDING A three bay steel portal framed stock shed with galvanised clad walls and roof on approximately 4ft concrete block dwarf wall. It has a concrete floor with high service doors to the front and rear elevations. Internally part of the building has been sub-divided to provide three stables and secure tack room with Belfast sink. The whole benefits from electric light and power.

LEAN TO WORKSHOP To one side with electric light and power installed. This workshop could be converted to provide an additional four stables.

lane or via the forecourt. There are two delightful wooded dells with minor mountain streams and a wealth of natural fauna.

land, details of which will be available on inspection.

Follow the road through Coed Talon and after about 0.8 Mile turn left signposted Llanfynydd.

5 mile and turn left on to Bryn Common Lane.

7 LEAN TO WORKSHOP To one side with electric light and power installed. This workshop could be converted to provide an additional four stables. LAND The land is all laid down to permanent pasture and is divided into mainly 5 enclosures - the majority having access off the private no-through lane or via the forecourt. There are two delightful wooded dells with minor mountain streams and a wealth of natural fauna. RIGHTS OF WAY We understand there is a right of access over the main drive extending down the private lane for a farmer to gain access to retained land, details of which will be available on inspection. DIRECTIONS From Mold and Wrexham proceed to Pontblyddyn and turn on to the A5104 towards Corwen. Follow the road through Coed Talon and after about 0.8 Mile turn left signposted Llanfynydd. On entering the village take the first right and follow the road across the valley and up the hill for about 0.5 mile and turn left on to Bryn Common Lane. Continue for 1 mile and turn left - whereupon Hafod Abley will be found after a short distance on the left hand side. AGENT'S NOTES Flintshire County Council - Tax Band I Energy Performance Certificates for all three residential units are available upon inspection at the Agent's Mold office. Farmhouse Energy Rating: G The Barn Energy Rating: F The Granary Energy Rating: F VIEWING By appointment through the Agent's Mold Office on FLOOR PLANS - included for identification purposes only, not to scale. HME / LKJ

Energy Performance Certificate Hafod Abley Farm, Ffrith, WREXHAM, LL11 5HY NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale.

themselves as to their working order and condition prior to any legal commitment.

8 Energy Performance Certificate Hafod Abley Farm, Ffrith, WREXHAM, LL11 5HY NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale. PLEASE NOTE: The Agents have not tested any included equipment (gas, electrical or otherwise), or central heating systems mentioned in these particulars, and purchasers are advised to satisfy themselves as to their working order and condition prior to any legal commitment. Misrepresentation Act 1967 These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an offer or contract - Intending purchasers or tenants should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Cavendish Ikin has the authority to make or give any representations or warranty in relation to the property. Cavendish Ikin trading as Cavendish Residential. Dwelling type: Detached house Reference number: Date of assessment: 20 November 2013 Type of assessment: RdSAP, existing dwelling Date of certificate: 10 February 2014 Total floor area: 50 m² Use this document to: Compare current ratings of properties to see which properties are more energy efficient Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: 6,567 Over 3 years you could save 1,827 Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting 189 over 3 years 93 over 3 years Heating 5,565 over 3 years 4,284 over 3 years Hot Water 813 over 3 years 363 over 3 years Totals 6,567 4,740 You could save 1,827 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). Top actions you can take to save money and make your home more efficient Recommended measures Indicative cost Typical savings over 3 years 1 Internal or external wall insulation 4,000-14, Floor Insulation 800-1, Add additional 80 mm jacket to hot water cylinder See page 3 for a full list of recommendations for this property. Available with Green Deal To find out more about the recommended measures and other actions you could take today to save money, visit or call (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost. Page 1 of 4

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