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"A versatile village smallholding on the site of a former watermill, comprising a unique 3 bedroom dwelling, stream bordered gardens, paddocks, native woodland and a substantial barn. Bright and Characterful; Wonderful Varied Grounds; Quiet and Private Setting; Freehold; Council Tax Band E; EPC Band D

Situation Set amongst the verdant surroundings of the Tamar Valley National Landscape formerly AONB , this appealing home is tucked into a private and picturesque setting at the end of a private drive, enjoying considerable peace and shelter. The unspoilt village of Latchley enjoys a vibrant community environment and benefits from an absence of through traffic, as well as access to the river Tamar itself and many beautiful woodland walks and trails nearby.

Only two miles away, the village of Gunnislake offers a full range of day to day amenities including a Post Office, two general stores, an Asda fuel station and mini supermarket, a primary school, a health centre, garages, several public houses and a railway station providing a regular service into Plymouth city a 35 minute journey . Tavistock, to the east, is a thriving market town on the edge of Dartmoor National Park offering a superb range of shopping, recreational and educational facilities. Plymouth, with its coastal access, is 20 miles to the south. The city of Exeter lies 45 miles to the northeast, providing air, rail and motorway connections to the rest of the UK.

Description Offering a wonderful, outdoors oriented lifestyle, this charming village smallholding has been a cherished family home to our clients for over 27 years. Of some historical interest, it is understood that the site originally housed a water mill with origins dating to the 17th Century, which was then subject to restoration and extension during the mid 1990s and early 2000s to create the unique character home that exists today.

Setting this property apart are its extensive grounds, 6.47 acres in all, which comprise attractive stream bordered gardens, a small orchard, a chicken run, paddocks, and a considerable area of private woodland offering a remarkable opportunity for those wishing to keep livestock or grow produce, raise a family in the great outdoors or simply live the good life. Finally, there is a 43 x43 steel framed barn which could provide stabling or workshop space, or serve various other purposes, subject to any necessary consents.

Accommodation The layout of the house is arranged in a split level fashion, and there is warmth, comfort and character throughout, including exposed stonework, A frames and structural timbers, and timber and slate flooring. The accommodation is comprised as follows a side entrance porch; an enormous, triple aspect statement reception room centred around a stone fireplace housing a log burning stove, with patio doors to the garden; a separate, dual aspect dining room containing an electric Aga set into an attractive brick and stone fireplace; the kitchen, which is equipped with an excellent range of tasteful cupboards and cabinets, with integrated appliances including a Bosch electric hob, dishwasher and full height fridge freezer, plus a Zanussi oven and grill; three bedrooms off the first floor landing, of which two are good sized doubles and one is served by a fully tiled en suite shower room, and; a traditional 3piece family bathroom.

Outside Directly outside the living room is a paved patio and some attractive lawn gardens featuring mature acers and a beautiful crab apple tree, with a pretty stream border providing a wonderful sense of tranquillity. Across from the house is a small orchard, featuring seven Tamar Valley variety mature apple trees and a pear tree, and a further enclosed garden formerly a chicken run housing a blockwork workshop and a chicken coop. Wrapping around these areas is a 1.72 acre field providing ideal accommodation land for horses or other domestic livestock. The garden then extends into a sizeable area of private, mixed native woodland, which is awash with colour during the spring months and perfect for those with active families or pets.

Behind the house is a substantial, steel framed general purpose barn which has previously been used as stabling and could provide several loose boxes, tack and hay stores, as well as a large area for vehicle or machinery storage, garaging, or a workshop.

Services Mains water, drainage and electricity. Oil fired central heating. Spring water to the barn and a standpipe to the paddock. Superfast broadband is available. There are no mobile voice data services available internally, although externally there is service through all four of the major providers source Ofcom s online service checker . Please note that the agents have neither inspected nor tested these services.

Agent s Notes 1. Viewings are strictly by prior appointment with Stags. The What3words reference is scale.length.committee. For detailed directions, please contact the office.
2. The Environment Agency flood risk map shows a Very Low risk of flooding. The property is not known to have flooded in our clients 27 years in the village.
3. The Tamar Valley is well known for its history of metalliferous mining. As shown on our location plan, a disused former shaft exists in the scrubland to the southeast of the site. There are no known workings or features affecting, or close to, the dwelling itself. Our clients are in possession of a mining search from the time of their purchase. Please contact Stags for details.

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