A particularly attractive property, set within mature gardens.

Situation
The Croft is a particularly attractive detached residence, located
in the picturesque Dee Valley, on the outskirts of the popular
village of Erbistock.
The property enjoys unspoilt views across rural farmland. In
addition to its views the property 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 east reach and
provide a more comprehensive offering.
The Property
The Croft is an attractive property, of brick construction with a
rendered facade to the first floor and hanging tiles around the
bay windows. Accommodation is arranged over two floors and
offers considerable improvement potential, subject to the
relevant planning consent. The Croft enjoys spacious gardens,
with grounds extending to approximately 0.58 of an acre.
The Accommodation
The front door opens into a spacious, enclosed summer porch
which enjoys easterly views across the front garden. The porch
opens directly into the welcoming reception hall, providing
access to all principal rooms. Directly off the hallway to the
north side, is the family lounge with a patio door opening back
onto the summer porch. As well as the dual aspect, the room
also benefits from an open fireplace. To the opposite side of the
lounge, is the formal ding room, also with an open fireplace and
overlooking the garden through a bay window. To the rear of the
property is the kitchen, which is fitted with wooden cabinets
under a wood effect worktop. Directly off the kitchen, is a boot
room with adjoining utility and WC, with a rear entrance to the
property, leading onto the rear patio.
To the first floor, a wide landing gives access to all three
bedrooms, the principal of which boasts fantastic views through
a bay window and has a neighbouring shower room, which
could be converted to provide a luxury principal suite. Both the
second and third bedrooms are also spacious, with rural views,
and serviced by the family bathroom.
Outside
The Croft is approached through double timber gates, behind a
decorative stone wall, with a gravel driveway leading to the main
parking area, which has space for multiple vehicles and the
access to the garage. To the front aspect of the property, a
decorative stone wall with a raised flower bed, with steps
leading to the front door.
The front garden, which enjoys views to an easterly aspect
across rural farmland, is particularly well landscaped and is
made up of a neatly lawned area, broken up by numerous
mature flower beds and native trees, with an established
hedgerow to the front boundary.
To the rear, a block paved patio area with sweeping brick dwarf
wall leads to the rear garden, which is accessed via a timber
pergola. Again, laid to lawn with an established orchard, with a
mature hedgerow as a boundary, overlooking farmland to the
west.
The double garage, which is accessed directly off the main
parking area, has twin single up and over doors and benefits
from electricity, with multiple power outlets.
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.
Services
The property has an oil 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 10 Mbps (data taken from
checker.ofcom.org.uk on 01/08/2022). 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 freehold with vacant possession upon
completion.
Local Authority
Wrexham County Borough Council. Council tax band G.
Website: www.wrexham.gov.uk
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. 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.
Important Notices
This property is available for sale by Online Auction. Interested
parties will need to register in advance and complete an ID
verification before being able to place a bid. Buyers should allow
sufficient time to complete this process before the time expires.
Full details can be found on Fisher German's Online Auction
page: www.fishergerman.co.uk/current-auctions.
Legal Pack
A legal pack will be available on Fisher German's Online Auction
page and interested parties will need to register before
accessing the legal documents.
Conditions of Sale
The property will, unless previously withdrawn, be sold subject
to common auction conditions and special conditions of sale,
which may be found in the legal document section on the Fisher
German Online Auction page. Each purchaser shall be deemed
to have notice of each condition and all the terms thereof, and to
bid on those terms whether they will have inspected the said
conditions or not.
Buyer's Premium
The purchase of this property is subject to a Buyer's Premium of
£4,000 (plus VAT), together with any other fees mentioned in the
legal pack and on the Fisher German's Online Auction page.
Viewings
By strict appointment through Fisher German LLP.
Telephone: 01244 409660
Email: [email protected]
Directions
Postcode – LL13 0DW
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From Ellesmere, take the A528 for Overton-on-Dee. Upon
reaching the village, turn left heading towards Wrexham and
Ruabon. Continue for approximately 1 mile, passing the Overton
Bridge. Once over the bridge take the 1st left immediately after
the Cross Foxes public house and continue for approximately
0.5 miles and turn right, the entrance to the property is
immediately adjacent to the junction.

The buyer is required to pay for the local searches at £172 + VAT.