PRICE Offers in the region of  £279,000

viewing  By Appointment Through The Smallholding Centre Only

A detached 2 bed house with further room over kitchen and approximately 3.5 acres grazing land. Stables and useful outbuildings. Quiet and secluded location with far-reaching views over open countryside. In need of modernisation.

Pant-y-Gourych is a detached stone property under a slate roof, which retains many original features, including fireplaces, quarry tiled and slate slab floors, exposed ceiling timbers etc. It benefits from double glazing and night storage heaters. The accommodation briefly comprises a Sitting Room, Living Room, Kitchen, Pantry and former Goat Milking Parlour on the ground floor, while on the first floor are 2 Bedrooms and a Bathroom. Above the Kitchen is a further Room, which could be suited to a third Bedroom if desired.

The property is situated on at the end of a track and enjoys a peaceful and secluded location. It is, however, only a mile or so from the village of Llangeitho, which has a public house, post office and school. It is only about 12 miles from Lampeter and 5 miles from Tregaron. There is access locally to bridle paths and the property is not far from a dressage centre and the Tregaron Western Centre.

The accommodation, with approximate dimensions, comprises:

GROUND FLOOR

HALL     Part-glazed front door. Quarry tiled floor. Stairs to first floor with under-stairs cupboard.

SITTING ROOM     4.6m x 2.7m (15’1” x 8’10”)     Quarry tiled floor. Cast iron fireplace with tiled surround. Storage heater. Double glazed window to front.

LIVING ROOM     3.86m x 4.56m (12’8” x 14’11”)     Red and black quarry tiled floor. Double-glazed window to front, sash window to side. Storage heater. Exposed ceiling timbers. Fireplace housing large multi-fuel stove.

KITCHEN     4.58m x 3.66m (15’ x 12’)     Belfast sink. Part quarry tiled floor (red and black), part original slab floor. Feature archway (former fireplace). Bread oven. Storage heater. Exposed ceiling timbers. Ladder stairs to attic room. Double-glazed window to side. Door to garden.

PANTRY     1.94m x 2.44m (6’4” x 8’)     Window to garden. Slab floor. Slate slab shelves.

MILKING PARLOUR     2.08m x 1.89m (6’10” x 6’2”)     Window to garden. Slab floor.

REAR PORCH     Concrete floor. Door to garden. Velux window. Radiator.

FIRST FLOOR

BEDROOM 1     4.5m x 3.86m max (14’9” x 12’8”) Double-glazed window to front. Fireplace.

LANDING     Loft access.

BATHROOM     1.72m x 2.53m (5’8” x 8’4”)     Wash-hand basin. WC. Bath. Double-glazed window to front. Electric wall heater.

BEDROOM 2     2.61m max x 4.54m (8’7” x14’11”)     Fireplace. Double-glazed window to front. Airing cupboard with immersion heater. Accessed via ladder stairs from Kitchen or via reduced height doorway from Bedroom 2:

ATTIC ROOM     4.73m x 3.69m (15’6” x 12’1”)     Two Velux windows. Reduced head room. Doorway to Bed 2

EXTERNALLY

The property is approached over a shared, hard-surfaced track from a country lane and has far-reaching views over open countryside. The house has gardens to the rear and both sides. These include a large number of soft fruit bushes and fruit trees. There is a pleasant cottage garden with raised pond and seating area. The substantial greenhouse contains apricot, fig, kiwi and peach trees plus two grapevines.

The Buildings

The main outbuilding is divided into three parts and is currently used as stabling. • Timber section: STABLE 1 3.63m x 3.6m (11’11” x 11’10”) • Stone and corrugated section: STABLE 1 4.74m x 1.84m (15’6” x 6’) STABLE 2 5.02m x 4.44m (16’5” x 14’7”) • Stone & slate section: STABLES 4.97m x 3.88m (16’4” x 12’9”) divided in two

In addition, there are a wide variety of cat pens, chicken arks, dog runs etc. A timber SHED provides a home for a pony. In one field is a former garage, used as a FIELD SHELTER. An old caravan is also used as a home for cats.

The Land

The land lies behind the house and gardens. It is flat and gently sloping grazing land and is divided into 4 enclosures. It has mature hedge boundaries and a stream runs along one side. There is access from one field to a farm track along the side of the property, giving access for vehicles to the land. The property extends to approximately 3.5 acres in total.

SERVICES

Mains electricity and water. Well: fed by underground spring. Economy 7 night storage heaters. Septic tank drainage. Broadband enabled. Council Tax Band E

DIRECTIONS

For directions to this property and an appointment to view please contact THE SMALLHOLDING CENTRE

THESE DETAILS HAVE BEEN INSPECTED BY THE VENDORS. UNLESS OTHERWISE STATED WE HAVE NOT SEEN COPIES OF ANY PLANNING CONSENTS, ARCHITECTS, OR OTHER CERTIFICATES. BOILERS OR OTHER FITTED APPLIANCES HAVE NOT BEEN TESTED. WE DO NOT HOLD A STRUCTURAL SURVEY REPORT ON THE PROPERTY. WHERE A PROPERTY HAS LAND, WE HAVE CHECKED THE ACREAGE WITH THE VENDORS BUT HAVE NOT MEASURED A LAND PLAN. THE ACREAGES ARE, THEREFORE, ONLY AN APPROXIMATION. TO AVOID DISAPPOINTMENT PROSPECTIVE PURCHASERS SHOULD CHECK THE CURRENT AVAILABILITY WITH THE AGENT BEFORE VIEWING.