The property is well presented throughout, benefitting from LPG gas fired central heating, part UPVC double glazing and a wood burning stove to the sitting room and dining/hallway. Formerly two cottages, the layout is quirky, with two staircases offering access to 2 bedrooms either side of the property. Externally, there is a pretty veranda to the front, framed by well established Wisteria. Opposite the house there is detached lawned garden with well-stocked borders, providing a plethora of colour. At the bottom of the garden there is a gateway with steps going down to the stream. To the side of the property there is a further garden area, with raised vegetable beds, greenhouse and off road parking for at least 2 vehicles. The former village public toilets (now closed) are located here and offers the potential to convert these, subject to the necessary planning permission. The accommodation briefly comprises:- entrance door to hallway/dining room, sitting room, breakfast room, kitchen, bathroom, staircase from the breakfast room leading to 2 bedrooms, staircase from the kitchen leading to 2 further bedrooms. Viewing is highly recommended to appreciate this charming countryside cottage and everything it has to offer. Llanfachreth is a small village located approximately 3 miles from the town of Dolgellau. Benefitting from views of outstanding countryside, with access to many walks including the Precipice Walk and Llyn Cynwch. The village is built around the impressive St. Machreth Church. The ancient market town of Dolgellau sits within an area of outstanding natural beauty set in the Southern Snowdonia National Park, at the foot of the Cader Idris mountain range. Dolgellau is an excellent base for walkers and outdoor pursuits. The town provides a small cottage hospital, primary and secondary school, a tertiary college as well as restaurants, pubs, library rugby and cricket clubs and is within 10 miles of the coast and 6 miles of a main line railway station. Council Tax Band: C - £1,893.88 Tenure: Freehold Entrance/Dining Room 3.02m x 3.64m Door to front, window to front with window seat, wall light, corner feature fireplace housing wood burning stove on a raised slate hearth, radiator, slated tiled flooring, door to kitchen, bi-folding door and step up into:- Sitting Room 3.02m x 3.6m Two windows to front, one with a window seat, corner feature fireplace housing wood burning stove on a raised slate hearth, slate tiled flooring. Door into:- Breakfast Room 2.41m x 3.62m Door and window to rear, exposed stone wall, staircase leading to first floor, under stairs storage, radiator, slate tiled flooring, opening into:- Kitchen 2.64m x 3.59m Window to rear, door to entrance/dining room, exposed beamed ceiling, ceiling downlights, 6 wall units and 6 base units under a marble effect worktop, tiled splashback, circular sink and drainer, space for fridge, space for freezer, space for oven, space and plumbing for washing machine, staircase leading to first floor landing, radiator, tiled flooring. Door into:- Bathroom 2.44m x 1.71m Window to side and window rear, panelled bath with electric shower, shower screen, partly tiled walls, vanity wash hand basin with mirrored unit over, low level WC, towel rail, quarry tiled flooring. * From the Breakfast Room, a staircase leads to:- First Floor Landing 0.9m x 0.97m Carpet. Doors into:- Bedroom 1 2.99m x 3.61m Window to front with open countryside and far distant mountain views, access to roof space, exposed beam, wall light, cast iron ornamental fireplace with slate hearth, radiator, carpet. Bedroom 2 2.36m x 2.61m Window to rear, exposed beam, built in wardrobe, radiator, carpet. * From the Kitchen, a staircase leads to:- First Floor Landing 0.89m x 0.95m Exposed beam, wall mounted boiler, carpet. Bedroom 3 3.05m x 3.65m Window to front with open countryside and far distant mountain views, window to side overlooking the side garden, exposed beams, unused fireplace with exposed stone lintel, access to roof, radiator, carpet. Bedroom 4 2.33m x 2.8m Window to rear, exposed beams, airing cupboard housing hot water tank and shelving, carpet. This room is currently being utilised as a home office. Outside To the front:- A stone pillared veranda, framed by a beautiful and established Wisteria plant, part slated and corrugated roof, seating area enjoying views across the country lane and distant countryside. Door leading into the workshop. On the opposite side of the lane there is an enclosed, detached lawned garden with stone wall frontage, large lawn area with well stocked borders comprising mature shrubs and trees .A gravelled pathway leads to a gravelled seating area, with gates access down to the stream. To the side:- A well proportioned side garden with raised beds, gravelled pathways and greenhouse which has been used as a productive vegetable garden. A useful potting shed and LPG gas tank is also located here. Access to the rear walkway leading to the back door. Further beyond the side garden is the former village toilet block, and off road parking for at least 2 vehicles. Workshop 3.34m x 2.39m Door to side, double doors to front (covered internally), exposed beams, workshop area, lighting and electricity. Former Toilet Block 2.14m x 3.08m Currently used as storage, but has the potential, subject to the necessary planning permission, be converted into a studio/1 bedroom annexe, home office or similar at first floor level oversailing parking space. Internally the toilet cubicles are still present. * Plus 5% Buyers Premium + VAT The seller of this property may consider a pre-auction offer prior to the auction date. All auction conditions will remain the same for pre-auction offers which include but are not limited to, the special auction conditions which can be viewed within the legal pack, the Buyer’s Premium, and the deposit. To make a pre-auction offer we will require two forms of ID, proof of your ability to purchase the property and complete our auction registration processes online. To find out more information or to make a pre-auction offer please contact us. Any additional costs will be listed in the Special Conditions within the legal pack and these costs will be payable on completion. The legal pack is available to download free of charge under the ‘LEGAL DOCUMENTS’. Any stamp duty and/or government taxes are not included within the Special Conditions within the legal pack and all potential buyers must make their own investigations. Material information will be provided within the legal pack- to download visit our website tcpa.co.uk. The vendor reserves the right to withdraw the property for sale before the auction end date. Cash buyers or pre-approved mortgages/finance only. Charming 4 Bedroom Property Front and Side Gardens Parking for 2 Vehicles * The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. £50,000 - £55,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for. We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property. Viewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.