The Old Bakery, 4 Duke Street, Ruabon

LOCATION
Ruabon is centrally located within a triangle formed by the towns of Wrexham, Oswestry, and Llangollen—each approximately 7 miles away. The nearby A483 dual carriageway provides excellent road links, giving access to Chester (18 miles) and the wider motorway network to the north, as well as Oswestry, Shrewsbury, and the M54 to the south. The village offers a range of local amenities, including shops, both primary and secondary schools, and a railway station on the Chester to Shrewsbury line, with direct connections to London.

HALLWAY 2.92m x 1.60m
Wooden glazed door to the front elevation with radiator, ceiling light and tiled floor. Doors into;

DINING ROOM 2.95m x 3.43m
Wooden glazed window to the front elevation, beams to ceiling, ceiling light, and radiator.

KITCHEN/BREAKFAST ROOM 4.22m x 5.03m
Lovely family room with a range of wall and base units with work surfaces over. One-and-a-half-bowl sink with mixer tap and drainer. Integral appliances to include electric hob with extractor hood over, and oven. Space for appliances. Radiator, tiled floor, beamed ceiling and ceiling lights. "Worcester" combination boiler. Wooden glazed window to the front and side elevations, and door opening onto steps leading to the garden.

LIVING ROOM 4.32m x 3.51m
Light and airy room with wooden glazed window to the rear elevation over looking the garden, feature fireplace with surround, ceiling light and radiator.

DOWNSTAIRS W.C 1.02m x 2.16m
Two piece white suite comprising a low level w.c. and pedestal wash hand basin. Radiator. Tiled floor. Staircase down to:

CELLAR 7.19m x 3.38m
The cellar is barrel vaulted and offers the potential to be converted into additional living accommodation with ceiling light and window.

LANDING
With loft hatch, ceiling light and radiator. Doors off too;

BEDROOM ONE 4.29m x 3.51m
Double room with wooden glazed window to the rear elevation, feature fireplace, radiator and ceiling light.

BEDROOM TWO 3.35m x 3.45m
Double room with wooden glazed window to the front elevation, radiator and ceiling light.

BEDROOM THREE 3.78m x 3.05m
Double room with wooden glazed window to the front elevation, radiator and ceiling light.

BEDROOM FOUR 2.67m x 1.93m
The current owner uses this as an office, with wooden glazed window to the side elevation, radiator and ceiling light.

BATHROOM 3.35m x 1.52m
Three piece white suite comprising a panelled bath, low level WC and pedestal wash hand basin. Radiator, part tiled walls, Wooden glazed window to the side elevation.

EXTERNAL
Externally there is a courtyard to the front of the property but the main garden can be found to the rear and is predominantly laid to lawns flanked by mature trees and hedging. There is also a little Seating Area at the end of the garden with pathway leading to a garden shed and parking area.

PARKING
To the rear of the property there is Off-Road Parking for two vehicles.

Agent Note
TENURE
We understand the tenure is Freehold. We would recommend this is verified during pre-contract enquiries.

SERVICES
We are advised that mains electric, gas, water and drainage services are connected. We understand the Broadband Download Speed is: Standard 22 Mbps & Ultrafast 10000 Mbps. Mobile Service: Likely. We understand the Flood risk is: Very Low. We would recommend this is verified during pre-contract enquiries.

COUNCIL TAX BANDING
We understand the council tax band is E. We would recommend this is confirmed during pre-contact enquires.

SURVEYS
Roger Parry and Partners offer residential surveys via their surveying department. Please telephone 01743 791 336 and speak to one of our surveying team, to find out more.

REFERRAL SERVICES: Roger Parry and Partners routinely refers vendors and purchasers to providers of conveyancing and financial services.

MONEY LAUNDERING REGULATIONS: When submitting an offer to purchase a property, you will be required to provide sufficient identification to verify your identity in compliance with the Money Laundering Regulations. Please note that a small fee of £24 (inclusive of VAT) per person will be charged to conduct the necessary money laundering checks. This fee is payable at the time of verification and is non-refundable.