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"A spacious three bedroom house beautifully presented by the current owners. The accommodation includes a 22’ Kitchen/Dining Room/Family Room and a useful Study Area on the landing.  We would strongly suggest an immediate internal inspection of this outstanding family home.

SITUATION
Situated just outside the popular rural village of Clawton with Primary School and excellent road links to Holsworthy (3 miles) a thriving market town to the north and Launceston (11 miles) to the south, an ancient hilltop town on the Cornwall/Devon border midway between north and south coasts.  In all directions from the property there is unspoilt countryside of outstanding natural beauty. To the north the rugged North Cornish coast famed for popular family surfing beaches.  To the west the open spaces of Bodmin Moor ideal for walking and riding.  To the east is Dartmoor National Park and to the south the hidden treasures of the Tamar Valley steeped in 18th century mining history.  The county town of Exeter, some 42 miles east of Launceston via the A30 dual carriageway spine road for Cornwall and Devon provides intercity rail link, international airport and M5 motorway link.  To the south of Launceston Plymouth (36 miles) provides continental ferry port and intercity rail link.
 
ACCOMMODATION
Porch
Double glazed window with tiled sill, wooden front door, original tiled floor, radiator, ceiling light and coat hooks.  Wooden doors to:
 
Hallway
Stairs rising to the first floor with understairs recess.  Solid wood flooring, radiator, heating controls, ceiling lights and smoke alarm.  Archway through to:
 
Kitchen/Dining Room/Family Room:  22' x 6' 4'' (6.71m x 1.94m)
An ‘L’ shaped room with a range of eye and base level units with worksurface over incorporating 1½ bowl ceramic sink/drainer unit.  Fitted ‘Belling’ Range style electric oven, fitted ‘Bosch’ dishwasher, fitted fridge/freezer.  Triple aspect room with double glazed windows in addition to French windows giving access to the rear garden.  Tiled floor to kitchen and laminate floor to dining area/family room, three radiators and ceiling lights.
 
Sitting Room:  16' 2'' x 12' (4.93m x 3.66m)
Dual aspect windows with deep tiled sills.  Hearth housing multi-fuel burner (not currently connected but could easily be re-installed) with timber mantle over.  Fitted carpet, two radiators, television point, two telephone points, wall and ceiling lights.
 
Utility Room/WC:  7' 2'' x 6' 7'' (2.18m x 2m)
Double glazed window with tiled sill.  WC and wash hand basin.  ‘Grant’ oil-fired boiler, slate floor, half-height tiled walls and radiator.
 
FIRST FLOOR
Landing
Good size landing with space for study area.  Two Velux windows, loft access, fitted carpet, ceiling light, telephone point and radiator.  Doors to:
 
Bedroom One:  15' 4'' x 12' 5'' (4.68m x 3.78m)
Two double glazed windows, pitched ceiling, fitted carpet, radiator and ceiling lights.
 
Bedroom Two:  11' 8'' x 11' 2'' (3.55m x 3.41m)
Double glazed window overlooking the garden, fitted carpet, radiator and ceiling light.
 
Bedroom Three:  7' 9'' x 7' 9'' (2.36m x 2.35m)
Double glazed window, loft access, fitted carpet, radiator and ceiling light.
 
Bathroom:  11' 2'' x 6' 11'' (3.4m x 2.11m)
Panel enclosed bath, corner shower, low level flush WC and vanity unit housing sink with storage below.  Opaque double glazed window, vinyl flooring, radiator, mirrored bathroom cabinet, recessed ceiling light and loft access.
 
OUTSIDE
The property is approached through two timber five bar gates which gives access to the gravelled drive providing off-road parking for approximately 4/5 vehicles.  A paved area leads to the front door and a pathway gives access to garden.  The garden is mainly laid to lawn with a paved path to one side which runs the length of the garden giving access to the Greenhouse and Vegetable Plots.  Large timber Workshop/Garden Shed and further timber Garden Shed.  Adjoining the rear of the property, with French windows leading from the Kitchen/Dining Room is a gravelled patio area with steps leading up to the lawned area.
 
FLOOR PLANS
The floor plans are not to scale and are for identification purposes only.
 
SERVICES
Mains water and electricity, private drainage.  Oil-fired central heating.
 
COUNCIL TAX BAND
D.
 
EE RATING
D.
 
DIRECTIONS
From Holsworthy proceed on the A388 Launceston Road.  After approximately three miles you will enter the village Clawton.  Continue on this road passing through the four crossway and the property will be found on the right hand side with a Kivells For Sale board clearly displayed.
 
VIEWINGS
Please ring 01409 253888 to view this property and check availability before incurring travel time/costs.  FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com.

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