Situation
Dee Vale Cottage occupies a quiet and peaceful rural location off a minor country lane in the picturesque Dee valley, on the outskirts of the village of Erbistock.

The property enjoys a pleasant outlook to each aspect across open fields and is not overlooked. The bungalow is a short distance from the popular village of Overton, which offers an ample array of amenities, including eateries, public houses and a village post office. Both Wrexham and Chester are within easy reach and provide a more comprehensive offering.

The Property
Constructed in 1986, Dee Vale Cottage affords spacious accommodation and whilst benefiting from double glazing throughout and gas heating, affords scope for modernisation. The plot is generous and extends to approx. 0.32 of an acre.

The Accommodation
The front entrance door opens to an enclosed entrance porch with tiled floor, with a further door to the ’L’ shaped entrance hall having oak effect laminate flooring and wall lights. The large lounge enjoys dual aspect views to front and rear and has a marble fireplace with living flame gas fire fitted and exposed brick wall to part. Sliding doors open through to the conservatory with views of the side gardens and patio areas. The remaining accommodation is situated off the hallway which also has an airing cupboard with cylinder tank and shelving. The good size kitchen/breakfast room overlooks the rear garden and is fitted with a range of medium oak fronted units with contrasting worktops and upstands, stainless steel sink, gas hob and built-in eye level double oven. The adjacent utility room provides ample space and plumbing for washing machine, tumble dryer and dishwasher, and there is a cloakroom off with W.C and wash basin. There are three double bedrooms, two of which are situated at the front of the bungalow. Bedroom one has a built-in wardrobe and bedroom two has a full range of fitted bedroom furniture in white comprising wardrobes, bedside cabinets and dressing table. Off the third bedroom is a large room which could be used as a fourth bedroom or study (formerly one half of the double garage), with internal access to the integral garage. The bathroom is fitted with a coloured suite and comprises bath, W.C, wash basin and large shower enclosure.

Outside
A wide splayed tarmacadam driveway with low level brick walling and railings to either side and extending across the front of the property. The driveway provides ample parking, access to the the garage and double gates open onto a further parking area ideal for boat or caravan. Pedestrian gates to the side and front open onto flagged pathways leading to the front door and extend along the periphery of the garden. The front gardens are mainly lawned and the side and rear gardens are landscaped with lawned and patio areas featuring a raised rockery with pond and water feature and a dovecot. Mature and specimen trees complement the gardens and there is a large timber-built workshop/office with aviary. A further timber-built garden shed is also included in the sale .To the left of the rear garden is an open car port with adjacent brick-built storage area.

Services
The property has gas central heating system, private drainage via a septic tank and is connected to mains water and electric. The estimated fastest download speed currently achievable for the property postcode area is around 8 Mbps (data taken from checker.ofcom.org.uk on 03/11/2022). Actual service availability at the property or speeds received may be different. None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

Tenure
The property is to be sold freehold with vacant possession.

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.

Local Authority
Wrexham County Borough 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
By strict appointment through Fisher German LLP.

Directions
Postcode - LL13 0DN.
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From Chester, take the A543 towards Wrexham. Exit at Junction 1 for Whitchurch/LLangollen and at the mini roundabout take the 1st exit on to the A539. At the T-junction turn right continuing on the A539. Proceed along this road until the next T-junction then turn right onto the A528. After After 0.3 miles turn right before the bend, immediately before the Cross Foxes Inn. Proceed along the lane until you see the signpost for Groves Farm on your left. Proceed down this lane and Dee Vale Cottage is the 1st bungalow on the left hand side.