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Little Panson Farm, St Giles on the Heath,Launceston, Cornwall PL15 9SQ

Amid pretty countryside between the rivers Tamar and Carey a south facing four bedroom farmhouse, adaptable outbuildings including stabling and 30 acres of productive farmland

For sale by private treaty or to auction at a later date

Guide £500,000

SITUATION
Little Panson lies amid gently undulating countryside between Devon's River Tamar boundary with Cornwall and the valley of the River Carey. The village of St Giles on the Heath is around 1½ miles away and provides immediate local amenities including post office/store, primary school, public house and place of worship. The busy town of Launceston is only 6 miles away offering a more comprehensive range of shopping, educational and recreational facilities as well as the main A30 dual carriageway offering fast access east towards Exeter and the M5 and west into Cornwall. The market town of Holsworthy lies around 8 miles to the north whilst the delights of the north Cornish coast are within easy striking distance boasting a host of hidden fishing ports, memorable sandy beaches and breathtaking cliff top walks.

DIRECTIONS
From the village of St Giles on the Heath proceed north towards Holsworthy passing the primary school at the top of St Giles on the left and continue for a further mile and turn right at Panson Cross. After 250yds turn right and Little Panson Farm will be found at the end of the drive on the left hand side.

THE FARMHOUSE
The farmhouse is approached over a shared private entrance drive, and occupies a somewhat sheltered, south-facing setting, believed to date from around 1850 and extended more recently. It is traditionally constructed with rendered elevations principally contained under a turnerised slate roof with part flat roof over an extension. The house has been significantly refurbished, particularly downstairs where the flowing accommodation is tiled throughout. The Sitting Room has a wonderful ingle-nook fireplace housing a multi-fuel stove which sits on a brick hearth, and window seat. Beyond is the Dining Room with open fireplace (chimney capped) and lobby with doors to the Living Room with French doors to the garden and spectacular views over undulating, partly timbered countryside. There is a fully fitted Kitchen, granite effect work surfaces, inset one and half bowl ceramic sink and drainer, AEG 4-ring ceramic hob with stainless steel fronted Zanussi double oven under and fitted Bosch dishwasher. Range of beech cupboards and drawers with matching eye level units. Glazed door to terrace. From the kitchen a door leads through to a spacious rear Lobby with tiled floor, door to outside and door to Utility Room containing the oil-fired Grant "Vortex" condensing central heating boiler, low-level Belfast sink, Bosch washing machine and externally vented tumble dryer and separate Cloakroom with WC and wash basin.

From the Reception Hall the stairs rise from the first floor landing off which there are doors to three Double Bedrooms and a very good sized Single Bedroom. Three of the bedrooms have window seats and one has a cupboard containing the factory lagged pressurised hot water cylinder. Family Bathroom, panelled bath with shower over, pedestal wash hand basin and WC. All doors and windows are new softwood. The property is double glazed throughout, damp-proofed and the roof is well insulated.

OUTSIDE
In front of the property is a small enclosed Garden which is laid to lawn and bisected by a path with mature trees and shrubs. To one side of the property is a paved Terrace (which can be approached from either the kitchen or living room) from where there are magnificent views over the beautiful surrounding countryside with Dartmoor forming a dramatic backdrop in the distance. Beyond the terrace are good sized lawns with some mature shrub and tree planting and to one side is a two-bedroom static Mobile Home.

THE FARM BUILDINGS
The farm buildings are arranged around an extensive hardcore and concrete yard and comprise a range of stabling, livestock and general purpose farm buildings that could be adapted to a number of different uses. In more detail:- (measurements approximate)

1. 55'9" x 25' Former Silage Clamp constructed with part rendered walling, GI cladding to a box profile roof.
2. 58' x 34' overall (max) Barn constructed of timber frame with box profile and GI cladding containing loose pen (hardcore floor) and adjoining small Workshop constructed of cob, brick and block with GI roof.
3. 56' x 34' General Purpose Farm Building constructed of timber frame with GI cladding providing loose housing and pair of part block built feed store.
4. 48' x 12' Stable Building with four loose boxes plus feed overhang, constructed of timber frame with concrete floor.
5. 62' x 13' Stable Building providing five loose boxes plus feed overhang, constructed of part block walls with timber and GI cladding and concrete floors. Adjoining block built with GI roof pair of Farm Stores.
6. 65' x 32' Storage Barn on two levels, pole and GI with part concrete floor.

THE FARMLAND
The land extends in total to around 30 acres and lies in a compact block within a ring fence. It is contained in six principal enclosures which can be approached from the farmyard or from the track which leads out from the yard. It is level or gently sloping, down to permanent pasture grass and fundamentally bounded by farmland although there is frontage with the main A388 in the west.

SERVICES
Electricity and Water – mains to farmhouse and buildings.
Drainage – private drainage system.
Telephone – two lines, one broadband enabled.
Please note none of the services have been tested or are warranted by the selling agents.

SINGLE PAYMENT SCHEME
The land is registered for the regional elements of the Single Payment Scheme. The seller will sign a form RLE1 after completion transferring the entitlements to the buyer.

LOCAL AUTHORITY
Torridge District Council, Riverbank House, Bideford, Devon EX39 2QG. Tel: (01237) 428700.

COUNCIL TAX Band 'E'.

VENDORS SOLICITORS
Peters Langsford Davies, Westgate, Launceston, Cornwall PL15 9AD. FAO: Helen Davies.

VIEWINGS
Strictly required by prior appointment through the selling agents.

CONDITIONS OF SALE
These will not be read out in detail at the auction but will be available for inspection from the seller's solicitors and in the auction room prior to the sale. All interested buyers will be assumed to have acquainted themselves with the conditions of sale.

Photographs taken at various times. Brochure prepared in November 2010.

All enquiries: 01566 776886 Email: simon.alford@kivells.com

Kivells for themselves and for the vendors or lessors of this property whose agents they are, give notice that:
The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions, photographs - which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs.