A DELIGHTFUL COUNTRY COTTAGE set in idyllic location within this historic village renowned for it's ancient Abbey ruins and SCENIC LAKES and standing in spacious well stocked gardens and versatile paddock. The accommodation which retains many ATTRACTIVE original features provides: Sitting/Dining Room with two pretty stone surround FIREPLACES, Kitchen/Breakfast Room, 3 Bedrooms, Open plan landing/study, Bathroom. Adjacent Garage/workshop which offers potential for conversion to additional accommodation ( subject to planning ). SUPERB GARDENS with enclosed front rose and shrub garden. Parking area. Rear lawned garden throughout which there are many specimen trees and shrubs. Kitchen and soft fruit garden with Greenhouse. Garden store shed. Paddock with Poultry house, in all approximately 3/4 acre
Viewing HIGHLY RECOMMENDED.

SITTING/DINING ROOM

7.32m(24'0'') x 4.29m(14'1'')Feature stone surround fireplace with brick arch incorporating cast iron woodburning stove on tiled hearth. Attractive built in polished pine cupboard with glazed display and downlighters. Exposed ceiling beams. Wall recess with beam above. Pretty stone surround fireplace in Dining area with multifuel stove. Open plan original stairs to first floor. Access to understairs cupboard. Telephone point. 3 Radiators.

ANOTHER ROOM ASPECT

KITCHEN/BREAKFAST ROOM

5.66m(18'7'') x 2.24m(7'4'')Belfast sink unit with brass taps. Built in oak cupboards with hardwood worksurface. 4 ring ceramic hob. Plumbed for automatic washing machine and dishwasher. Exposed ceiling beams. Flagstone floor. Attractive fireplace with exposed beam (to be functional the fireplace would need an external stack). Built in wall cupboard. Radiator.

ANOTHER ROOM ASPECT

FIRST FLOOR

OPEN PLAN LANDING

2.34m(7'8'') x 1.68m(5'6'')Currently an open plan Reading area but this could easily be converted back to a single bedroom if required. Radiator. Access to attic via extending ladder. The attic has a boarded floor providing valuable storage.

BEDROOM 1

4.24m(13'11'') x 2.82m(9'3'')Built in Airing Cupboard with insulated hot water cylinder and linen shelves. Area exposed stone wall. Radiator.

BEDROOM 2

4.24m(13'11'') x 2.29m(7'6'') 8'7 maxRadiator

OFFICE/BEDROOM 3

2.90m(9'6'') x 2.24m(7'4'')Reduced ceiling height. Velux skylight with lovely views over rear garden. Exposed ceiling beam. Telephone point. Radiator.

BATHROOM

2.69m(8'10'') x 2.26m(7'5'')Reduced ceiling height. Panelled bath with shower/mixer tap, pedestal hand basin and low level W.C. Exposed ceiling beam. Radiator.

OUTSIDE

The property is approached from a quiet country lane at the front of the cottage via a pathway at the side of the Garage/Workshop. Adjacent to this is a parking area.

GARAGE/WORKSHOP

5.28m(17'4'') x 4.85m(15'11'')A versatile building which has been used as a workshop by the current owners and has potential for conversion to additional living accommodation, subject to any necessary consents. It houses the Grant oil fired boiler which serves the domestic hot water and central heating. Mezzanine floor for storage. Radiator.

LEAN TO STORE SHED

2 GREENHOUSES

GARDENS

The gardens have been the pride and joy of the current owners who have utilised the natural landscape to provide a wonderful array of colour and form throughout the season.
To the front of the cottage is a well stocked rose garden together with climbing plants and roses that adorn the front elevation of the property

REAR GARDEN

A small paved pathway leads to the rear door, beyond are lawned areas throughout which are attractive herbaceous borders and specimen trees and shrubs, including Magnolia, Camelia, Yew, Laburnum, Weigiela, many varieties of Rose and Hosta.
A pathway leads through to a further area of lawned garden adjacent to which is a soft fruit garden.

GARDEN SHED

4.67m(15'4'') x 2.79m(9'2'')Adjacent to this is a stone built former Pig sty and courtyard.

PADDOCK

Beyond the garden area is an enclosed paddock throughout which are a number of lovely trees. The paddock also encloses the Poultry shed which provides a home to a family of chickens.

SERVICES

We are advised that the property is connected to mains electric, water and drainage.

PLAN

TENURE AND POSSESSION

We understand that the property is freehold and that vacant possession will be given on completion

COUNCIL TAX

We are advised that the property is in Band ' ' and that the liability for the year 2010/2011 is £

EDUCATION

A wide range of state schools are to be found in Talley, Llandeilo, Ammanford, Llangadog and Llandovery - www.carmarthenshire.gov.uk. Private schools include Llandovery College and Christ College, Brecon (independant schools www.iscis.uk.net)

SPORTING & RECREATIONAL

There are wonderful opportunities for walking, riding and cycling from the property, there being wonderful walks in the neighbouring Talley woods. Hunting is with the Towy and Cothi. There are Golf courses at Llandybie, Garnant and Carmarthen. The area is noted for its ancient castles and Gardens, with Aberglasney and the Botanic Garden of Wales within half an hours drive. The extensive Gower, Carmarthen and Pembrokeshire coastline are within an hours drive.

COARSE FISHING

The property has the right to course fishing in the Talley lakes.

LOCATION

Rose Cottage is situated on the fringe of the village of Talley which has it's own Primary school, places of Worship and Public house. The cottage enjoys a sligtly elevated location to take advantage of the wonderful surrounding scenery for which Talley is renowned, including the Abbey and Church. It is approximately 7 miles from the A. 40 and the Country Market town of Llandeilo which provides a good range of amenities together with rail link on the 'Heart of Wales' line. The county administrative town of Carmarthen is approximately 22 miles and the M.4 motorway can be joined at Pont Abraham providing access to the University city of Swansea and of course is the main route to the rest of the country.

VIEWING

By appointment with BJP Property People

AFTER HOURS CONTACT

Jonathan Morgan 07989 296883

N.B.

These details are a general guideline for intending purchasers and do not constitute an offer of contract. BJP have visited the property , but not surveyed or tested any of the appliances, services or systems in it including heating, plumbing, drainage etc. The Sellers have checked and approved the details, however purchasers must rely on their own and/or their Surveyor's inspections and the Solicitors enquiries to determine the overall condition, size and acreage of the property, and also any Planning, Rights of Way, Easements, or other matters relating to it.

PROOF OF IDENTITY

In order to comply with anti-money laundering regulations, BJP Property People Ltd require all buyers to provide us with:
(i) proof of identity
(ii) proof of current residential address
The following documents must be presented in all cases:
IDENTITY DOCUMENTS: A photographic ID, such as current passport or UK driving licence
EVIDENCE OF ADDRESS: A bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address.

HOMEBUYERS SURVEY

If you are considering buying a home, make sure that you are not buying a PROBLEM. Our Specialist team of RICS Qualified Chartered Surveyors have in-depth experience of reporting on all types of residential property covering South, West and Mid Wales.

Contact one of our property offices to arrange an
RICS
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WEBSITE ADDRESS

Carmarthen 01267 236363 Llandeilo 01558 822468
Haverfordwest 01437 763198
View all our properties on:
www.bjpco.com
www.rightmove.co.uk
www.primelocation.com

N.B. None of the services or appliances at the property have been tested by the Agents.
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. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in respect of the property. Prospective purchasers should contact the office before viewing the property, this is particularly important if you are contemplating travelling some distance to view the property.
BJP Property People is the trading name of BJP Property People Limited