A charming and traditional Welsh cottage, located on the fringes of the popular village of Bodfari, Denbighshire. Enjoying spacious accommodation across two floors, the property is well stocked for family living and has an abundance of character features that are expected within a property such as Pandy Cottage.

Ground floor
• The front door opens into a welcoming hallway, providing access into the majority of the downstairs living accommodation, staircase to the first floor and a doorway providing internal access into the double garage.
• As you enter the hall and immediately in front of you is a cosy snug, with gas fire.
• As you progress through the hall, a doorway opens into very much the heart of the home, a wonderful kitchen. The kitchen is fitted with a range of floor and wall mounted bespoke American ash cabinets under a granite worktop, which is mirrored on the central island. The kitchen boasts many features, including exposed beams to the ceiling, an Aga, double Belfast basin, walk in pantry and space for an American style fridge freezer.
• Leading off the kitchen is a conservatory with French doors leading out to the garden. Returning into the hallway there is a well-stocked utility boot room.
• An inner hallway leads past a study and downstairs shower room before opening into a wonderful formal dining room, with space for a sizeable table.
• Adjoining the dining room is the main reception room. The reception rooms main focal point is a contemporary wood burning stove inset within an imposing inglenook fireplace with slate hearth. Within the reception room, sliding doors lead out onto the rear patio.

First floor
• The staircase rises to a galleried landing. The landing is particularly spacious and light, with Velux windows flooding the area with natural light.
• Located at the far end of the landing is the principal bedroom, which is particularly spacious with the illusion of space granted by vaulted ceilings.
• The guest bedroom, which is located at the opposing end to the principal bedroom, is currently set as an upstairs seating room and is serviced by its own en suite bathroom. Within the bedroom itself is an external door leading to a raised staircase.
• There are a further two bedrooms located on the first floor, each of which are serviced by a separate shower room and family bathroom, located part way along the first-floor landing.

Gardens and grounds
• Landscaped and private gardens
• The front aspect of Pandy Cottage is particularly charming. The property itself has a typical cottage façade, with whitewashed masonry. Located directly off a minor lane, there is a sizeable front driveway, affording space for numerous vehicles and providing access into the double garage, which has an electric up and over door.
• The rear garden is the true focal point of Pandy Cottage, a private and tranquil setting. The gardens are surrounded to the front by a mature hedge row, with a stock proof fencing adjoining the neighbouring fields, allowing views to be enjoyed across neighbouring pastures and two mature weeping willows. A main feature is the established wisteria, which grows along the outside wall and is a result of meticulous training over a 30-year period.
• The gardens are laid to lawn, with numerous planted sections, mature shrubberies and planted borders, which run around the circumference of the lawn. Within the garden there is a brick built privy, space for a shed and a stone outhouse which is attached to the main residence.
• Between the house and lawn is a gravelled seating area, leading to a paved path and water feature.

Situation
Pandy cottage is located on the fringes of the poplar village of Bodfari, Denbighshire. Bodfari is well known within the local area, in part thanks to a fantastic local public house, The Dinorben Arms. The village itself is centred around St. Stephens Church.

On the recreational front, the area is particularly well stocked, due to its close proximity to an Area of Outstanding Natural Beauty, the property has an abundance of local walks available across the rolling Clwydian Range. Further activities include golf at either Denbigh or Trefnant golf courses and numerous leisure activities available in the nearby Denbigh leisure centre.

In terms of local amenities, the nearby town of Denbigh and cathedral city of St. Asaph provide an abundance of options.

On the educational front, Bodfari has its own junior school, with further primary and secondary education available in the surrounding villages and towns, with St. Asaph offering a fully Welsh speaking school in Ysgol Glan Clwyd.

Pandy cottage is superbly located for commuting, with access to the north Wales expressway A55 within 7 miles at junction 31, leading to the commercial centres of the northwest

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water and electric, septic tank and oil central heating. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 17/05/2024). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 20/05/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold.

Local Authority
Denbighshire County Council

Council Tax Band: G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – LL16 4BS

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