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" Three bedroom detached country home set in lovely gardens exceeding an acre One Bedroom adjoining annexe and further one bedroom detached holiday cottage A range of outbuildings including stables with four loose boxes, tack room, sick bay, and concrete turnout area Land approaching 12 acres with useful agricultural building with planning potential STTP Popular rural location EPC ratings D Henford House and E Cottage

DESCRIPTION
Henford House is sure to suit a myriad of purchasers with highly flexible accommodation appealing to those seeking multi generational living and or income potential, as well as a great deal of further development opportunity subject to the necessary planning permissions being obtained.

The estate boasts a three bedroom characterful and spacious home with adjoining one bedroom annexe set in over an acre of lovely gardens, a well appointed one bedroom cottage with holiday let potential, a range of useful outbuildings including stable block with concrete turnout and a traditional barn with planning potential STPP , additional land approaching 12 acres with an agricultural building with planning potential STPP .

The accommodation of the main house briefly comprises an entrance porch and hall, bathroom, kitchen, utility room and pantry, dining room, living room and conservatory. On the first floor there are three double bedrooms and a family bathroom. The annexe comprises a living room, kitchenette, bedroom and wet room.

The Cottage boasts an entrance hall, kitchen, utility room, living dining room, bedroom, bathroom, conservatory and enclosed lawned garden with patio area.

Externally the garden is a peaceful space with lovely countryside views and mainly laid to lawns, boasting a productive allotment, polytunnel and feature pond. The estate is divided into three different sections offering ample potential and varied usage.

LOCATION
Situated within the rural hamlet of Henford, just under a mile from the charming village of Ashwater with its village shop post office, village green, popular public house, church and primary school. Ashwater sits midway from the bustling towns of Launceston 10 miles South and Holsworthy 7.5 miles North . Both towns have a wide range of social, commercial and retail facilities, with secondary schools in either town. Equally Bude is just 17 miles west where a plethora of further facilities are available and where the safe sandy beaches can be enjoyed.

ACCOMMODATION
ENTRANCE PORCH
Composite double glazed door to the front with recessed entrance mat, fitted carpet, ceiling light, space for coats and boots, cupboard housing consumer board and timber door to

HALLWAY
Side aspect uPVC double glazed window and stairs rising to the first floor. Storage cupboard, ceiling light, access to loft space, radiator and fitted carpet. Doors to

KITCHEN
Range of matching eye and base level units with wood effect worktop over incorporating stainless steel 1½ bowl sink drainer unit. Integrated microwave, double oven and freezer, under counter dishwasher. Breakfast Bar with inset electric hob and extractor hood above. Recess housing fridge and oil fired boiler serving the domestic hot water and central heating system. Rear aspect uPVC double glazed window, spotlights, laminate flooring and radiators. Doors to

REAR PORCH
Composite double glazed door with recessed entrance mat, space for coats and boots, loft hatch access and ceiling light. Door to

UTILITY ROOM
Side aspect uPVC double glazed window. Wood effect worktop incorporating stainless steel 1½ bowl sink drainer unit. Under counter washing machine and tumble dryer. Eye level units, fitted shelves, laminate flooring and ceiling light. Door to LARDER CUPBOARD.

DINING ROOM
Rear aspect uPVC double glazed window, storage cupboard, directional spotlights, and laminate flooring. Doors to

FAMILY BATHROOM
Three piece suite comprising roll top bath with mixer tap and shower cradle, close coupled WC and pedestal hand wash basin. Dual aspect uPVC double glazed opaque windows to the front and side, recessed spotlights, loft hatch access, chrome heated towel rail, timber panelling and vinyl flooring.

LIVING ROOM
Dual aspect reception room with uPVC double glazed windows to the side and rear. Log burning stove on slate hearth, ceiling light, radiator, timber panelling to half height and fitted carpet.

CONSERVATORY
uPVC double glazed with French doors providing access to the patio. Wall lights, solar panel manifold, tiled flooring and power points. Door to annex.

FIRST FLOOR LANDING
Front aspect uPVC double glazed window, ceiling lights, light tunnel, built in bookcase and fitted carpet. Doors to

BEDROOM ONE
Double bedroom with rear aspect uPVC double glazed window and patio door giving access to the balcony. Airing cupboard housing insulated hot water tank. Ceiling and wall lights, radiator, fitted carpet and ample storage with a range of built in wardrobes.

BEDROOM TWO
Further double bedroom with rear aspect uPVC double glazed window, ceiling and wall lights, radiator, fitted carpet and built in cupboards.

BEDROOM THREE
Another double bedroom with rear aspect uPVC double glazed window, ceiling and wall lights, loft hatch access, radiator and fitted carpet.

BATHROOM
Four piece suite comprising walk in shower enclosure with aqua boarding, bath, close coupled WC and wall mounted hand wash basin. Side aspect uPVC double glazed opaque window, recessed spotlights, wall light, tiled floor to ceiling, heated towel rail and laminate flooring.

ANNEXE
Accessed off the conservatory

LIVING ROOM
Dual aspect uPVC double glazed windows to the front and rear. Ample space for furniture. Ceiling lights, radiators, fitted carpet and archway through to

BEDROOM
Side aspect uPVC double glazed window, ceiling light, recess for storage, fitted carpet, radiator and archway through to

KITCHENETTE
Stainless steel unit incorporating sink drainer unit, two ring electric hob and under counter fridge freezer. Rear aspect uPVC double glazed window, storage, ceiling light, laminate flooring, loft hatch access, extractor fan, shelving and open cupboard space.

WET ROOM
Electric triton shower, back to wall WC and wall mounted hand wash basin. Rear aspect uPVC double glazed opaque window, fully tiled, ceiling and wall light.

OUTSIDE
The property is approached off a quiet parish road with our client using the private parking area opposite the main residence adjoining their land to the North.

The gardens are set to the rear and side of the property and chiefly laid to lawn with a range of perennial and herbaceous flowers, shrubs, and trees. Set off the conservatory is a paved patio area; a spot well suited for al fresco dining and to enjoy the countryside peace and views over the lovely gardens.

The outside space is well suited for keen gardeners with a productive allotment set at the foot of the garden with water connected, fully enclosed with picket fence boundary and gated road access. Additionally, there is generous polytunnel 9.10m X 4.25m also with water connected.

The garden continues to provide, boasting a further paved patio with small feature pond, a larger pond with seating area and pumphouse, a large chicken coop, timber field shelter 3.14m x 3.13m with small, enclosed paddock area and an orchard set across the quiet parish road.

There is a range of useful outbuildings buildings mainly accessed from the courtyard to the side of the property.

BUILDINGS
LOG STORE AND GARDEN STORE 5.85m x 5.44m Concrete block construction under a mono pitched box profile sheet roof, power, light and water connected.

LIVESTOCK BUILDING 22.83m x 11.16m
Timber frame construction with corrugated sheet cladding and roof. Partitioned off studio area with strip lighting and windows to the rear elevation.

TRADITIONAL BARN 18.0m x 5.70m Currently utilised as a workshop with W.C. and log burner. Power, light, water and drainage connected offering potential for conversion STPP .

STABLE YARD
Timber stable block with box profile sheet roof comprising 4 Loose Boxes, Tack Room and Double Sick Bay with concrete turnout area to the front.

Loose Box 1 3.46m x 3.43m
Loose Box 2 3.49m x 3.44m
Loose Box 3 3.53m x 3.41m
Loose Box 4 4.45m x 4.46m
Feed Tack Room 2.52m x 2.46m
Sick Bay 5 3.49m x 3.41m

AGRICULTURAL BUILDING 13.8m x 5.40m
Steel frame construction with timber cladding and galvanized steel doors to the front under a pitched corrugated sheet roof. Potential for conversion STPP .

THE LAND
The land extends to approximately 12 acres of pasture paddocks with stock proof fencing and a small area of amenity woodland, and further amenity pond. The bulk of the land, in excess of 9 acres, is set to across the parish road and gently slopes away to the North.

COTTAGE
uPVC double glazed opaque door to

ENTRANCE HALL
Ceiling lights, consumer board, radiator, vinyl flooring and doors to

KITCHEN
Range of matching eye and base level units with worktop over incorporating stainless steel double sink. Cooker and fridge freezer. Side aspect uPVC double glazed window, ceiling lights, light tunnel, vinyl flooring and radiator.

UTILITY ROOM
Worcester LPG fired boiler serving the domestic hot water and central heating systems. Space and plumbing for washing machine. Airing cupboard housing hot water tank. Ceiling light, light tunnel and vinyl flooring.

LIVING DINING ROOM
Great size reception room with side aspect uPVC double glazed window and uPVC double glazed doors to the Conservatory. Slate hearth with space for electric fire, ceiling light, loft hatch access, radiator and Oak flooring.

CONSERVATORY
uPVC double glazed windows and French doors to the front aspect. Wall lights, vinyl flooring and space for furniture.

BATHROOM
Jack and Jill Bathroom with four piece suite comprising walk in shower enclosure housing shower and aqua boarding, panel enclosed bath with mixer tap and shower cradle, low level flush WC and wall mounted hand wash basin. Side aspect uPVC double glazed opaque window, ceiling lights, floor to ceiling tiling and vinyl flooring. Door to

BEDROOM
Great size double bedroom with rear aspect uPVC double glazed window, ceiling light, radiator, Oak flooring and ample space for bedroom furniture.

OUTSIDE
Fully enclosed lawn with small patio area.

TENURE
Freehold.

SERVICES
Mains water to the house and outbuildings around the yard bore hole to the stables, polytunnel and outside taps , Private Drainage, Mains Electricity. Oil fired to the house LPG Gas to the Cottage.

Solar panels on the roof for hot water photovoltaic panels on the roof with feed in tariff to the National Grid

COUNCIL TAX BAND
Henford House E
Adjoining annexe A
Cottage Small business rates

ENERGY EFFICIENCY RATING
Henford House D
Cottage E

AGENTS NOTE
Please note that the Cottage is sold as seen.

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

DIRECTIONS
From Holsworthy Square turn right and proceed out of town on the A388 towards Launceston. Continue for approximately 6 miles, passing through the village of Clawton, and take the left hand turning signposted Aswater. Follow this road for approximately one mile where the property will be found on your right hand side with a Kivells For Sale board clearly displayed.

WHAT.3.WORDS.COM LOCATION
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VIEWINGS Please ring to view this property and check availability before incurring travel time costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE

IMPORTANT NOTICE
Kivells, their clients and any joint agents give notice that

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Kivells have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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