A charming 19th century stone cottage located on the outskirts of the popular village of Llanrmon-Yn-Ial. The property is well presented throughout, with an abundance of character features and sits within generous grounds, extending to 5.68 acres.

Ground floor
• The front door opens into a spacious multi-functional dining hall, with exposed timber floorings and exposed beams. The dining hall is an excellent entertaining area, fitted with an elaborate crimson Vermont wood burning stove.
• A small set of stairs rise into a fabulous reception room, fitted with a feature glass fronted hole-in-the-wall Gazco Studio gas fire to one side of the room and to the other, French doors leading out onto the garden patio.
• Adjoining the reception room a doorway opens into a home office, which has been fitted with an access lift, leading into the principal bedroom. The room also has its own external access, allowing this room to be utilized as an annex, if required.
• Returning to the dining hall, a doorway opens into the kitchen and morning room. The kitchen has a range of floor mounted timber cabinets, with the majority of the work tops solid wood, apart from around the Belfast sink, where there is an engraved granite worktop. The kitchen is fitted with a range of integrated appliances and has a feature Aga, as well as benefiting from an adjustable height worktop.
• Directly off the kitchen is a peaceful morning room, the room is light and airy due to its pitched ceilings and picture window that overlooks a pond and further across one of the paddocks.
• Located at the far end of the kitchen is an access shower room and a separate utility boot room, with access to the rear garden.

First floor
• The staircase rises to a long landing, providing access into all additional living accommodation.
• Located at the end of the landing is the principal bedroom, benefiting from a large, fitted wardrobe, dressing area and en suite shower room. The en suite has been tastefully designed, with travertine tiles across the floors and walls, a walk-in shower cubical, his and her basins and a WC. The principal bedroom also has an external door, leading out onto a private balcony, which enjoys superb views across the gardens.
• On the first floor there are a further two bedrooms, each of which are serviced by the main family bathroom.

Gardens and grounds
• A private driveway opens onto a large, gravelled driveway, affording space for numerous vehicles to be securely parked. Located adjacent the property is a large stone barn, currently split into 4 sections and used as storage, the barn could lend itself well to conversion, subject to the relevant planning approvals.
• The properties main gardens are located to the rear and have been meticulously well thought out. The main section of the garden is an open expanse of lawn, with a host of planted shrubberies surrounding the lawn. Adjoining the house is a large patio area, proudly positioned to overlook the gardens and grounds. Linking onto the patio is a vegetable garden, with numerous outbuildings, water feature and a private gated courtyard with steps leading to the principal bedroom’s balcony.
• Flowing off the garden, a gateway opens into a wild section of garden planted with a host of mature trees. Paths through the grass lead to a tranquil area of woodland. Also within the wild garden is the pond which can be overlooked from the morning room.
• A gateway from the wild garden opens into the largest of the paddocks; laid to permanent pasture, with gentle undulation throughout, this field benefits from a ring stock proof fencing for security and is superbly suited for grazing or equestrian use.
• An additional gateway opens into a further paddock which rises and returns towards the wild garden. Part way through this section is a raised rocky outcrop, surrounded by established plants and trees is a seating area which basks in exceptional views across the rural countryside.
• A further gateway opens into a wide grass pathway, with a further stone outbuilding, which would make for an ideal stable. This section provides access into a further smaller paddock, bordered by stock proof fencing and a dry-stone wall. Neighbouring this paddock is an open area of woodland which runs parallel to the driveway.

Situation
Cefn Y Coed is located a short distance from the popular village of Llanarmon-Yn-Ial. The property is situated within a private position and enjoys remarkable rural views from varying positions of the property and grounds.
The village of Llanarmon-yn-Ial is a particularly sought-after location with the village centred around St. Garmons
church. The village also benefits from a highly regarded community run public house, village shop and community village hall all within short distance from the property.
On the recreational front, the area is renowned for scenic walks along Bryn Alyn and the Clwydian Range, including nearby Moel Famau. Local education facilities include Ysgol Bro Famau, Ysgol Brynhyfrydd in Ruthin, Mold Alun
High school in Mold and independent schools including King’s and Queen’s Schools in Chester.
In terms of general amenities, while the village provides adequate services, the nearby towns of Ruthin and Mold provide a more comprehensive offering, with the historic Roman city of Chester providing further choices.
The property is well situated for commuting, with the north Wales expressway within 10 miles, providing access to the commercial centres of the Northwest. Also, Chester station offers direct services to London, Euston within 2 hours.

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 electricity, septic tank and Calor gas and oil central heating. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the purchaser. Interested parties are advised to make their own investigations, no further information will be provided 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 17/05/2024). 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 dening the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – CH7 4QW
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