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"SITUATION.
Langaford is a rural hamlet conveniently situated between the popular villages of Ashwater and Halwill Junction, both offering village amenities. Langaford is located along a half mile "council maintained" parish road terminating close to a variety of period properties, barn conversions and farmstead. Approx 7 miles away is the market town of Holsworthy where a wider range of local and national amenities can be found including a Waitrose Supermarket, numerous leisure facilities and a primary and secondary school. The A30 dual carriageway can be found some 12 miles away.

THE PARTICULARS
All measurements are approximate. There are numerous power points throughout the property although not individually listed. None of the fittings or appliances have been tested by ourselves.

The property is approached through a half wooden glazed door into front porch:

GROUND FLOOR

Front Porch
8' x 4' 6'' (2.44m x 1.37m)
Glazed windows to three sides overlooking the front garden under a Perspex roof. Vinyl floor covering and fully glazed door is found leading into the hallway:

Hallway
17' x 3' 7'' (5.18m x 1.09m)
Fitted carpet, central ceiling light and radiator. Part of the ground floor accommodation can be found leading from the hallway.

Bedroom One
15' 9'' x 11' 8'' (4.8m x 3.56m)
A dual aspect master bedroom with front aspect double glazed wooden framed window in addition to side aspect wooden framed French doors providing access to the garden. Fitted carpet, central ceiling light, radiator, two wall lights, television socket and smoke alarm.

Kitchen/Breakfast Room
15' 8'' x 12' 9'' (4.78m x 3.89m)
A dual aspect reception room with wooden glazed windows to the front and rear. With the rear aspect enjoying views over the lawned garden. A range of eye and base level units can be found under a wood effect roll edge worktop incorporating a sink unit with mixer tap and side drainer. Space and plumbing for washing machine and dishwasher, splash back wall tiles and vinyl floor covering. Found to the corner is space for a range cooker with extractor hood above. Two ceiling lights, radiator and space for a tall standing fridge/freezer. To one side is a "Camray Two" oil fired boiler providing the property with domestic heating and hot water. Leading from the kitchen/breakfast room is a internal door
providing access to:

Middle Hallway
11' 5'' x 5' 1'' max (3.48m x 1.55m)
Front aspect with a wooden glazed window
overlooking the front garden. Fitted carpet, radiator and central ceiling light. Access to loft space. An internal door can be found providing access from the hallway to:

Bedroom Two
11' 3'' x 10' 0'' (3.43m x 3.05m)
Rear aspect with a wooden glazed window overlooking the lawned rear garden. Fitted carpet, central ceiling light, radiator and television socket. To the corner are two internal doors providing access to built in storage cupboards. Open plan access can be found from the second
hallway to the:

Higher Hallway
8' 6'' x 4' 8'' (2.59m x 1.42m)
A glazed door is found leading through to a (second entrance porch). Internal door providing access to the family bathroom and open plan access through to Annexe/Utility. An addition a internal door provides access to an airing cupboard, housing a factory lagged hot water cylinder. Fitted carpet, central ceiling light and radiator.

Family Bathroom
8' 3'' x 8' 2'' (2.51m x 2.49m)
Rear aspect with an opaque wooden double glazed window. A three piece suite can be found
comprising of a panel enclosed corner bath, low level flush WC and wall mounted wash hand basin and a built in shower cubicle, fully tiled with a "Triniton Rapid R2" shower unit. Wood effect laminate floor covering, central ceiling light and radiator.

Entrance Porch
7' 9'' x 7' 1'' (2.36m x 2.16m)
Access through a half wooden glazed entrance door. Side aspect wooden glazed window, tiled floor and half wooden glazed door can be found accessing the hallway.


Utility/Annexe
24' 3'' x14' 2'' (4.32m x 7.39m)
Narrowing to 6' 4'' x 8' 6'' (1.93m x 2.59m)
Dual aspect with two front aspect wooden glazed windows in addition to a aside aspect wooden glazed window. An internal door can be found leading to the Sitting Room. An L shaped reception area, with one area used as a second kitchen, containing base level units under a roll edge worktop incorporating a sink unit with side drainer and mixer tap. Part vinyl
flooring, central ceiling light and radiator. Beyond the kitchen area is a reception area which has carpet floor tiles, ceiling light radiator and access to the loft. Leading from this area is a staircase to the Attic Room and internal door through to Bedroom Three.

Sitting Room
13' 5'' x 11' 2'' (4.09m x 3.4m)
Dual aspect with side aspect wooden double glazed window in addition to a rear aspect uPVC sliding patio door providing to access to the rear garden. With a pathed patio area ideal for outside dining. Fitted carpet, central ceiling light, two wall lights and Television Socket. Found to one side of the sitting room is a "Villager Multi Fuel Stove" housed in a fireplace with exposed red brick and a wooden mantle.

Bedroom Three
15' 3'' x 9' 9'' (2.97m x 4.65m)
Narrowing to 5' 2'' x 5' 4'' (1.57m x 1.63m)
An L Shaped bedroom with a rear aspect wooden framed double glazed window, fitted carpet, radiator, television Socket and wall mounted light.

Bedroom Four
15' 9'' x 11' 8'' (4.8m x 3.56m)
A wooden glazed window with views to the garden. Central ceiling light, radiator, wall lights and television socket . A hot water cylinder can also be found.

Attic Room
13' 1'' x 8' 4'' (3.99m x 2.54m)
Restricted Head Room
Rear aspect wooden framed opaque window. Wood effect laminate floor covering. There is also a hatch leading from the attic space to a loft area ideal for storage.

OUTSIDE The property is approached over a gravel lane providing access to one additional property to Holly Rise. To the front of the property is an enclosed area ideal as a courtyard garden. To the side of the property is a wooden picket fence gate providing access to the side garden, currently laid to lawn with a wildlife pond to one side. A pathway can be found leading from the side garden leading to the former vegetable patch, which can be found enclosed at all sides by mature hedges. Access can be found from the side garden to a detached outbuilding currently used for storage and accesses through two doors. The rear garden can be found laid to lawn and enclosed to all sides by natural hedges. From the rear garden you can enjoy glimpses of open countryside and views towards Ashwater village. A range of mature trees and shrubs can be found within the rear garden. To one side of the garden is a detached galvanised building currently used as a workshop with glazed windows overlooking the garden.

FLOOR PLANS
The floor plans displayed in these particulars are not to scale and are for identification purposes only.

SERVICES
Mains water, electricity and private drainage.

DIRECTIONS
From Holsworthy follow the A388 "Launceston road" to Clawton, in the centre of the village turn left at the cross road. Follow this road to the next T junction and turn right. At "Sandymoor Cross". Turn left signposted Halwill. Follow this road for approximately 3 miles, where you will see a road on your left signposted "Langaford". Follow this "no through road" for 0.5 miles and turn left at the fork in the middle of the road. Follow this road, and after a short distance the road will join a short unmade lane. Follow the lane and Holly Rise will be seen ahead.

VIEWINGS
Please telephone us on 01409 253888 to make an appointment. We are open from at least 9am to 5pm Monday to Friday and 9am to 1pm Saturdays. FULL DETAILS OF THIS AND EVERY PROPERTY ARE AVAILABLE ON OUR WEBSITE www.kivells.com
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