Llys Lew Farm, Brynsiencyn, LL61 6SQ

Offers In The Region Of £800,000

Formerly part of the Llys Lew estate, the property comprises a tastefully and sympatheticallydesigned 5 bedroomed barn conversion set in 16 acres with excellent equestrian facilities includingstabling, paddocks, and indoor riding arena. Further traditional stone outbuildings provide scope fordevelopment subject to the usual planning consents. An option to purchase an additional 52 acres ofland is available in convenient parcels.

• Spacious BarnConversion

• 3 Reception Rooms

• 5 double bedrooms• Master En suite

• Oil Central Heating• Open Views extending

across to Snowdonia

DirectionsFrom the mainland -proceed along the A55 over to BritanniaBridge, Exit at junction 7a signposted Llanfairpwll PG. A5 andStar. Turn right off the slip road junction, then second left atStar (signposted Llanddaniel Fab). From this junction theproperty will be found on the right hand side, afterapproximately 3 miles.

LocationSituated in a rural location enjoying views of open countrysidewhich extend across to the Snowdonia Mountain range, Theproperty is located some approximately 2 miles from the villageof Brynsiencyn offering limited local amenities.

DescriptionAn excellent equestrian centre, formerly a livestock farmsituated in a glorious position of undulating countryside withfine views across to the Snowdonia Mountain Range.

The property has been developed over the years and includesa spacious 5 bedroom barn conversion completed circa 2007,with an enclosed courtyard of stone outbuildings which havebeen adapted to provide a livery yard with12 stables, feedstore and tack room, together with additional stone outbuildingswhich provide the potential for conversion for a number of useswhether commercial or residential (subject to necessaryplanning being obtained). To the rear are further barnoutbuildings which presently provide 6 stables, an indoor ridingarena (20m x 40m) with a sand, fibre and wax surface and 16acres of pasture with an option to purchase a further 52 acresor so by separate negotiation.

AccommodationThe accommodation comprises of double glazed mainentrance door which opens through into the:-

Reception Hallway24'02" x 17'07" (7.37m x 5.36m)With wood polished flooring, with opaque glass fronted cloakscupboard, Victorian style radiator, with an impressive oakstaircase which leads up to the first floor with storage cupboardbeneath.The main hallway extends through to the sun lounge withdecorative stone relief lintels (around the opening) with slatestep leading down into :-

Split level Sun Lounge17'04" x 13'02" (5.28m x 4.01m)With two double glazed picture windows framing fineuninterrupted views across open countryside, the sun lounge isheated by an underfloor heating system and is thereforeuseable throughout the year, Two pairs of double glazed doors

open out onto a spacious paved slate patio to the rear.

Lounge/Diner32'00" x 24'01" (9.75m x 7.34m)Spacious " light and airy" lounge, which has been tastefullydesigned to retain many of the barns character features withtwo impressive beams, to the ceiling, with an attractive Adamstyle fire surround framing a recess fireplace with wood burnerstove set on a raised hearth of slate which provides a superbfocal point to the room. The flooring is oak and has threeunderfloor heating vents, with patio doors providing access outonto a paved slate patio area, enjoying fine views over openfarmland to the rear.

Kitchen/Diner24'00 17'07" (7.32m 5.36m)Single drainer stainless steel sink unit set on base cupboardwith plumbing for dishwasher and a further range of matchingmodern base cupboards with granite working surfaces overwith inset chopping board with stainless steel inlays to eitherside, together with a newly fitted Aga RangemasterProfessional range with induction cooking hob, and stainlesssteel cooker hood over, The working kitchen is lit by insethalogen lighting with pendant lighting and a Victorian styleradiator to the dining area, both sections have flagged slateflooring which continues on through to the:-

Utility Room8'02" x 9'00 (2.49m x 2.74m)With single drainer sink set on base cupboard with integralwine rack and space for fridge, together with plumbing forautomatic washing machine, "Worcester" central heating boiler,pendant light to ceiling with access hatch to loft space. Sideexternal door, with an inner door opening through to:-

Cloakroom/Shower Room8'09" x 4'04" (2.67m x 1.32m)With low flush WC, pedestal wash hand basin, "Aqua style"Shower set in tiled cubicle, chrome heated towel rail. Slatefloor.

Staircase/ Landing40'11 x 14'09"max (12.47m x 4.50m)Oak staircase from the main hallway leads to a spaciousGallery landing with Victorian style radiator, decorative stonerelief reveals to wall,Double opening oak doors lead through to the:-

Master Bedroom24'03" x 17'11" (7.39m x 5.46m)With exposed A frame to ceiling, "Victorian style" radiator,double glazed windows looking out open fields with views

extending across to the Snowdonia mountain range from thefront. A half glazed door to the gable, provides an externalaccess down stone steps to the front.

Split Level En Suite Shower Room9'00 x 6'02" (2.74m x 1.88m)Fitted with a modern contemporary suite with fully tiled cornershower cubicle with glazed doors, low flush WC, bidet,pedestal wash hand basin with ceramic tile flooring, insethalogen lighting to ceiling, chrome heated towel rail.

Bedroom Two17'07 x 9'03" (5.36m x 2.82m)With upvc double glazed window looking out over openfarmland to the rear, "Victorian style" radiator, high ceiling withcentral pendant light, vanity wash hand basin.

Bedroom Three21' x 9'01" (6.40m x 2.77m)With upvc double glazed window looking out over openfarmland to the rear, "Victorian style" radiator, high ceiling withexposed A frame pendant light, polished wood flooring,ceramic bowl wash hand basin set on a slate plinth.

Split level Family Bathroom10'07" x 8'10" (3.23m x 2.69m)Consisting of a "Victorian style" white suite with Low flush WC,pedestal wash hand basin, claw floor bath with mixer tap,chrome heated towel rail , inset lighting ceramic tile flooringwith complimentary tiled walls.

Bedroom Four24'08" x 11'07" (7.52m x 3.53m)With two double glazed window with decorative stone reliefreveals, each enjoying fine views, high ceiling with partiallyexposed A frame with two pendant light points, "Victorian style"radiator.

Study/Bedroom Five9'05" x 9'00" (2.87m x 2.74m)With wealth of built in wardrobes, double glazed windowenjoying fine views extending across to the Snowdoniamountain range. access hatch to loft space, pendant light point.

OutsideGardens - To the rear is a spacious slate paved sitting areawith steps down to a garden laid to lawn, with theaccompanyingacreage beyond.The property is accessed via a gated driveway from the countyhighway which leads to the property

Enclosed Yard

An enclosed L shaped courtyard with a range of outbuildingswhich have presently been adapted to provide stabling for 12horses together with feed store, tack room and electricconsumer store with connections for 3 phase electricity.An arched opening provides access to the accompanyingacreage.

OutbuildingsOn the opposite side of the courtyard are a range of superbstone outbuildings which currently provide a mare and foal boxand pony stable with further utility storage with loft over, Thesebuildings would lend themselves ideally, for conversion for anumber of uses (subject to requisite planning consent).To the rear are further barns some of which have beenconverted to provide further stabling some of which havegalvanised metal weave grill framed internal doors.Additional 2 small barns for winter housing, one with attachedenclosed yard.

Indoor Menage131'3" x 65'08" (40.01m x 20.02m)Behind these buildings is a substantial portal framed barnproviding an indoor menage of sand, fibre and wax toppedsurface supplied by Equestrian Surfaces, with attached haybarn, with additional 10m x 20m barn for hay/equipmentstorage.

Accompany AcreageThe 16 acres of pasture land is located to the rear of the mainresidence and has been subdivided into smaller enclosures byelectric fencing.There is an option to purchase a further 52 acres or so, whichadjoin the existing land. This is available by separatenegotiation.

TenureWe have been informed by the vendor (the seller) this propertyis FREEHOLD with vacant possession upon completion of thesale. Once the vendor's solicitors are instructed (normally whena sale has been agreed), the vendors solicitors should confirmdetails of title.

ServicesWe are informed by the seller that this property benefits fromMains water, electricity and private drainage.

Council TaxWe understand from verbal enquiries to the local authority thatthe property is in Band "G" amount payable for 2017/2018£2,263.65.

ViewingsStrictly by appointment via the Agents.

We strive to make property particulars as accurate as possible, interested parties should make their own investigations beforefinalising their offer to purchase. We have not tested any appliances, equipment, fixtures, fittings or services and cannot verify theirworking order. Solicitors should confirm that moveable items described in sales particulars are, in fact, included in the sale.Measurements used in this brochure may be approximate. If intending purchasers need accurate measurements, we reccommend afinal inspection prior to exchange of contracts. Where plans appear, please note that they are for identifcation purposes only andmay not be to scale.

28 - 30 Church Street, Llangefni, Anglesey, LL77 7DUT: 01248 723303F: 01248 750146

info@morganevans.comwww.morganevans.com