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" Four bedroom detached modern home Master bedroom with ensuite Integral garage and workshop Gated driveway with parking for several vehicles Backing onto open countryside in popular village Three Reception rooms including conservatory EPC Rating D


LOCATION
The quiet village of Laneast is approximately 8 miles from Launceston. The village itself has a Parish Church and within one mile there is the Moorview Service Station, a County Primary School and further village amenities at Altarnun. The ancient former market town of Launceston boasts a range of shopping, commercial, educational and recreational facilities and lies adjacent to the A30 trunk road giving access to Truro and West Cornwall in one direction and Exeter and beyond in the opposite direction. Launceston is ideally placed to access the coasts of north and south east Cornwall.

DESCRIPTION
A modern four double bedroom detached property, occupying an enviable elevated position within the quiet but accessible small village of Laneast. The property affords fantastic views from both floors, over rolling Cornish countryside and towards Dartmoor on the first floor.

The property has been partially renovated but does has several final items for new owners to put their mark on, while the majority of the heavy lifting has been undertaken and can be evidenced when viewing the property.

The property briefly comprises of the following; porch leading to the entrance hall, lounge, dining room, conservatory, kitchen, utility, cloakroom requires finishing and integral garage workshop. On the first floor are four double bedrooms including master en suite and further family bathroom.

All of the accommodation is generously proportioned and given the large size of the plot, could be extended further, subject to the necessary planning permissions being put in place.

The driveway is fully gated and enclosed with parking for several vehicles in front of the garage and space to turn. There is a large level front lawn where the bulk LPG underground gas tank is located.

There is a path at the side of the property which leads to the large rear garden which is chiefly laid to lawn and backs onto the open countryside.

ACCOMMODATION

STORM PORCH
Open covered porch with window to the side and outside electric point. Double socket and lighting by Photocell.

Composite front door to

ENTRANCE HALLWAY
Fully carpeted throughout. Thermostatic heating controls, recessed spotlighting, central heated radiator and stairs to first floor with space under for coat and boot storage or potential for further cupboards to be made or office area. Doors to kitchen and

LIVING ROOM
Dual aspect room with double glazed windows to the front and side. A large reception room with feature multi fuel stove on slate hearth with brick surround and timber mantle. Ceiling light and wall lights. T.V. point. Double doors through to

DINING ROOM
Double glazed windows to the side and sliding patio doors leading into conservatory. Central heated radiator, space for dining room furniture and comfortable space for eight to ten seater table. From the dining room double doors give access into

CONSERVATORY
uPVC double glazed windows with doors leading to terrace area. Tiled floor throughout, twin wall polycarbonate sheet roofing, central heated radiator and central ceiling light.

An open archway from the dining room leads through to

KITCHEN
Double glazed window to the rear aspect appreciating the fine rolling countryside views. Excellent range of wall and base units with roll top worksurface having inset stainless steel sink with mixer tap, space and plumbing for dishwasher, space for electric cooker with extractor hood above. Space for American sized fridge freezer. Recessed spotlighting and tiled floor. Door to hallway and door to

UTILITY
Double glazed window to the rear aspect and composite rear door to outside. Space and plumbing for washing machine. Ceiling light, service hatch access, combi gas boiler, central heated radiator and tiled floor. Door to integral garage and door to

CLOAKROOM
Double glazed window to the side. Recessed ceiling light and plumbing ready for fitting of toilet system and hand wash basin.

INTEGRAL GARAGE
Pedestrian and vehicular door to front. Water meter, T.V. point, LED strip lighting, loft hatch access and built in workbench.Three bright daylight LED lights and space for tool storage. Wall mounted electric consumer units with trip switches.

FIRST FLOOR LANDING
Door to all principal rooms. Ceiling light.

MASTER BEDROOM
Dual aspect with double glazed windows to the front and side with fitted blinds. Space for bedroom furniture and two large walk in wardrobes. Fitted carpet, T.V. point, ceiling light and fan. Radiator and door to

EN SUITE
Double glazed window with obscure glass to the rear. Tiled floor to ceiling. Shower enclosure, close coupled W.C. and vanity unit with inset sink. Central heated towel rail, wall heater, directional spotlights and extractor fan.

FAMILY BATHROOM
Generous proportions with obscure glass double glazed window to the rear aspect. Suite of roll topped bath with claw feet, large shower enclosure with mixer shower, pedestal hand wash basin and low level flush W.C. Tiled floor to ceiling, central heated towel rail, wall heater, extractor fan and inset recessed spotlighting.

BEDROOM TWO
Two large double glazed windows to the front aspect. Fitted carpet throughout. Built in wardrobes with further space for free standing bedroom furniture, two central heating radiators, ceiling fan and light. T.V. point. This room could be further sub divided.

BEDROOM THREE
Double glazed window to the rear aspect with excellent rural outlook. Double bedroom with space for bedroom furniture, ceiling light and fan. T.V. point, space for free standing furniture, central heated radiator and fitted carpet.

BEDROOM FOUR OFFICE
A double bedroom with double glazed window to the side aspect. Built in storage cupboard, central heated radiator, T.V. and telephone points. Fitted carpet throughout, ceiling light and fan. Loft access.

OUTSIDE
The front of the property is approached through gated access with tarmac driveway providing parking for several vehicles and to the side is a level fully enclosed lawn area with location of underground bulk LPG storage tank.

An area of rough ground to the side and in front of the property would create further parking and turning space, most of the preparation work has been completed, but will not be finished by the time of sale. Cabling is in place for EV charging, socket and PIR lighting.

A concrete path leads down the side of the property which links to a rear garden area with raised terrace, with concrete hardstanding. A grass slope leads down to further level lawn area and backing onto open farmland. All areas of the rear garden enjoy fantastic rural views. There is also a Greenhouse Potting Shed approx.. 8 x 6.

SERVICES
Mains Water and Electric, Private drainage and bulk LPG gas central heating. A gas connection also serves the kitchen.

COUNCIL TAX BAND
E

EE RATING
D

WHAT3WORDS LOCATION
upward.trinkets.strides

VIEWINGS STRICTLY BY APPOINTMENT ONLY
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

EASEMENTS, WAYLEAVES & RIGHTS OF WAY
The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

BOUNDARIES
Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendors agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

DIRECTIONS
Leaving Launceston and the A30 on the A395 to Camelford, continue for a few miles passing through the village of Pipers Pool and onto Laneast Downs. Take the left hand turning signposted towards Laneast and St. Clether and follow this road for several hundred yards taking the first left hand turning into Church Way, towards Laneast. Ravencroft will be identified a short distance along on the left hand side marked with a Kivells for Sale Board.

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

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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