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"Situated towards the head of a cul de sac in the highly regarded village of Mawgan is this deceptively spacious three bedroom semi detached family home with a garage, off road parking and a large enclosed garden to the rear.

The property is subject to a Local Occupancy Restriction which requires buyers to have lived or worked in Cornwall for the last three years. Further details are available in the Agents Note below.

Of generous proportions, the residence has been tastefully extended during our owners tenure to provide a well appointed fitted kitchen which benefits from a lovely outlook over the lawned garden and rural scene beyond. The lounge enjoys a sunny aspect with a fireplace and wood burning stove providing an inviting focal point. These are complemented by a separate dining room with an attractive decorative fireplace.

On the first floor are two comfortable double bedrooms both with built wardrobes and storage and both enjoying an elevated outlook over the garden, field and countryside beyond. The single bedroom could be utilised as an office or study to suit, whilst just along the landing is a modern shower room with a thermostatic shower.

There is ample off road parking to the front of the residence and a generous garage with overhead storage. The rear lawned garden is neatly enclosed and would seem a perfect space for children to play in. The adjacent patio also enjoys a lovely outlook across the neighbouring field to the countryside beyond.

The residence benefits from oil fired central heating, solar panels and double glazing.

The accommodation in brief comprises an entrance porch, hallway, cloakroom, lounge, dining room and a kitchen on the ground floor. On the first floor, there are three bedrooms and a shower room.

Mawgan is a thriving traditional Cornish village near the beautiful Helford River with a range of amenities to include a village shop, public house restaurant and a church with nearby playing fields and village hall. The adjacent hamlet of Garras offers a highly rated primary and nursery school whilst secondary schooling, served by bus routes, is available in both Mullion and Helston. The nearby Trelowarren Estate, offers fantastic facilities to include a quality restaurant, spa with swimming pool and miles of stunning woodland walks. The famous village of Helford with its renowned sailing waters is within a reasonable drive of the property as is the nearest town of Helston with a wide range of supermarkets and amenities. The coast path, beaches, coves and fishing villages of the Lizard Peninsula are accessible from Mawgan.

THE ACCOMMODATION COMPRISES measurements approximate

UPVC part glazed door to entrance porch

ENTRANCE PORCH
With painted stone floor, obscure glazed window to front aspect and a part glazed UPVC door to the hallway.

HALLWAY
3.81m in length 12 6" in length
With coat hanging rail, vinyl flooring, window to front aspect, opening to staircase, door to cloakroom and lounge.

LOUNGE
4.34m x 5.94m inc built in cupboard 14 3" x 19 6" inc built in cupboard
A pleasant room having a sunny outlook with twin windows to the rear garden and countryside beyond. A real feature of the room is the local stone fireplace with slate hearth and mantle, housing a woodburning stove. There is a storage cupboard with shelving, a slate display shelf, alcove and an opening to dining room.

DINING ROOM
5.11m x 3.07m inc decorative fireplace 16 9" x 10 0" inc decorative fireplace
Of generous proportions with a decorative fireplace with painted surround and a polished terracotta tile hearth. There is a window to the front aspect, a spotlighting arrangement and a feature glazed door to the kitchen.

KITCHEN
13 5 x 9 7
Comprising a modern fitted kitchen with granite effect working top surfaces incorporating a sink with double drainer and mixer tap over with cupboards and drawers under and matching wall units over. Spaces are provided for a washing machine, fridge freezer and a free standing electric cooker. There is slate effect vinyl flooring, a grey UPVC door with inset obscure glazed window to rear patio and a large window with a lovely outlook over the rear garden and rural scene beyond.

CLOAKROOM
Having a low level w.c, a wash hand basin set upon a vanity cupboard, vinyl flooring and obscure glazed window to the front aspect. A STAIRCASE TURNS AND RISES TO THE FIRST FLOOR

FIRST FLOOR

LANDING
With wooden balustrade, loft hatch to roof space, window to front aspect and doors to the shower room and all three bedrooms.

BEDROOM ONE
10 7 10 plus built in wardrobe
Double bedroom with a range of built in wardrobes with hanging rail, shelves and storage cupboards over and drawers under, door to built in wardrobe with shelving and a window with an outlook to the rear.

BEDROOM TWO
12 4 x 10 6
Double bedroom with built in wardrobes with shelving and storage cupboards over and window to rear aspect.

BEDROOM THREE
10 x 6 9
With window to front aspect.

SHOWER ROOM
Comprising a white wash hand basin set within a vanity unit and a corner shower cubicle with easy clean surfaces housing a thermostatic shower. There is a chrome heated towel rail, attractive vinyl flooring and an obscure glazed window to the front aspect.

OUTSIDE
Designed with ease of maintenance in mind, there is a stone chipped area and driveway to the front of the property with parking for a number of vehicles. The rear garden is neatly enclosed and laid largely to lawn with lovely rural views beyond. There is a large patio area which has a sunny outlook, a side gate and pathway to the front of the property and an oil tank.

GARAGE
23 x 9 6
With electric roller door, solar panel inverter unit, Worcester boiler, overhead storage, electric consumer unit, power and light. There is an obscure glazed window and service door to the rear garden.

AGENTS NOTE ONE
The property is to be sold subject to a Local Authority S.157 restriction which, in principle, states that prospective purchasers must have lived or worked in Cornwall for the last three years. Prospective purchasers should satisfy themselves as to whether they are able to fulfil this restriction.

AGENTS NOTE TWO
Purchasers should be aware that there is a historical outline planning application that was lodged with Cornwall Council relating to part of the field nearby under the reference PA22 07887. Buyers should make their own enquiries in this regard.

SERVICES
Mains electricity, water and drainage.

DIRECTIONS
On leaving Helston proceed along the A3083 towards The Lizard. After passing Culdrose turn left at the roundabout and follow the B3293 heading towards Coverack and St. Keverne. At the next roundabout take the second exit and follow the signpost to Mawgan. After a short distance take the next sharp right which is Lower Lane. Proceed along this road and Langweath Estate will be found on your right hand side. Proceed into the cul de sac where Number 8 will be found on your left hand side.

COUNCIL TAX
Council Tax Band B

MOBILE AND BROADBAND
For more information on mobile and broadband services to this property please see attached property brochure.

ANTI MONEY LAUNDERING
We are required by law to ask all purchasers for verified ID prior to instructing a sale

PROOF OF FINANCE PURCHASERS
Prior to agreeing a sale, we will require proof of financial ability to purchase which will include an agreement in principle for a mortgage and or proof of cash funds."