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"Unique modern coach house with excellent proportions and private garden. This 3 double bedroom detached home features spacious reception rooms, high vaulted ceiling lounge, and separate dining room. Ample parking and garden space. Includes detached garage, carport and games room home office.

LOCATION
Situated in this small popular village only a few minutes drive from Launceston which offers a wide range of amenities including primary and secondary schooling, a range of supermarkets and a comprehensive retail centre. Launceston occupies a strategic location with a better balance of travel distance to all parts of the two counties than any other centre due to the A30 dual carriageway. Exeter, to the east 42 miles provides intercity rail link, M5 motorway link and international airport whilst the city of Plymouth, 28 miles to the south provides intercity rail link and continental ferry port. In all directions from Launceston is scenery of outstanding natural beauty, be it the North Cornish coastline or the open expanses of Bodmin Moor to the west. To the east is Dartmoor National Park and running southwards is the hidden secrets of the Tamar Valley steeped in 18th Century mining history.

DESCRIPTION
Unique modern coach house with excellent proportions and fully enclosed private garden space. This 3 double bedroom detached home enjoys wonderfully sized reception rooms with high vaulted ceiling lounge and separate dining room. Outside the rear garden has ample parking and turning space while being sheltered private and enclosed. There is an addition detached garage and carport as well as a converted cellar which provides a hobby room, home office or versatile utility space. Conveniently located it would suit a variety of buyers and such is the privacy afforded by the high walled rear garden, it needs to be viewed internally to be appreciated.

ACCOMMODATION
ENTRANCE
UPVC double glazed entrance door leading into the entrance porch with coat handing space, ceiling light, fitted carpet and half glazed timber door leading into

DINIGN ROOM
UPVC double glazed window to the front aspect, space for dining room furniture, fitted carpet, open one side to the elevated lounge area, electric radiator and door to

KITCHEN
UPVC double glazed window to the front aspect, matching wall and base units with roll top worksurface, inset one and a half bowl stainless steel sinks and drainer unit with mixer tap over and tiled splashbacking. Space and plumbing for under counter dishwasher, fridge, range cooker with extractor hood over and space for tall fridge freezer. Wood effect vinyl flooring and track spotlights. UPVC double glazed door leads out to the side garage.

LOUNGE
Impressive reception room space with high ceiling and large UPVC double glazed picture window overlooking the rear garden and towards the Church. Pendant and wall lights with focal point log burning stove on slate hearth.TV point, fitted carpet and stairs up to a galleried landing.

LANDING
Galleried to the lounge, loft access, fitted carpet, airing cupboard and door to

BEDROOM ONE
Double bedroom with fitted carpet throughout. UPVC double glazed window to the rear overlooking the garden towards the church, space for bedroom furniture and built in wardrobes.

BEDROOM TWO
Double bedroom with UPVC double glazed window the front aspect. Fitted carpet throughout, space for bedroom furniture and recessed spot lights.

BATHROOM
Wood effect laminate flooring throughout, UPVC double glazed window to the front aspect with obscured glass, panel enclosed bath with tiled splashbacking and, close coupled WC, Countertop sink with draw under and recessed spot light.

BEDROOM THREE
Double bedroom with UPVC double glazed window the front aspect. Fitted carpet throughout, space for bedroom furniture and central ceiling light.

DRIVE THRU CAR PORT
At the side of the property is a carport which is located under bedrooms one and two. There is an electric vehicular up and over door to the street and open fronted to the rear, allowing access behind. There is a door into the Kitchen and additional door to

OUTSIDE CLOAKROOM
Close coupled WC, hand wash basin, vinyl floor and ceiling light.

GAMES HOBBY ROOM HOME OFFICE
Vinyl flooring throughout, recessed spotlight, plumbing and space for washing machine and UPVC double glazed windows and doors facing the rear garden.

OUTSIDE
The property is accessed directly from the street with pedestrian gate to one side access to gate shared with neighbour and electric garage door to the other. Once entering the rear garden area you are completely private and enclosed with high rendered walls to all sides. This create a wonderful sheltered and relaxing environment safe for children and pets.

There is parking and turning for multiple vehicles on the tarmac driveway.

There is a detached garage with additional lean to carport and beside a lawned garden area with paved walkway surround and elevated flowerbed boarders.

GARAGE WORKSHOP
UPVC double glazed pedestrian door and electric vehicular door to the front. Power and lighting.

LEAN TO CAR PORT
Partially used as log store with window to the side and open fronted.

SERVICES
Mains water, electricity and drainage. Oil fired central heating.

EE RATING
E

COUNCIL TAX BAND
C

LOCAL AUTHORITY Cornwall Council

TENURE
Freehold

DIRECTIONS
What3words smirking.dragons.series

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 vendor s 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 vendor s agent whose decision acting as experts shall be final.

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.

Verified Material Information

Council tax band C

Tenure Freehold

Property type House

Property construction Standard form

Electricity supply Mains electricity

Solar Panels No

Other electricity sources No

Water supply Mains water supply

Sewerage Mains

Heating None

Heating features Double glazing and Wood burner

Broadband FTTP Fibre to the Premises

Mobile coverage O2 Good, Vodafone Good, Three Good, EE OK

Parking Garage, Driveway, Off Street, Gated, Rear, Private, and Covered

Building safety issues No

Restrictions Listed Building No

Restrictions Conservation Area No

Restrictions Tree Preservation Orders None

Public right of way No

Long term area flood risk No

Coastal erosion risk No

Planning permission issues No

Accessibility and adaptations Level access

Coal mining area No

Non coal mining area Yes

Energy Performance rating E

All information is provided without warranty. Contains HM Land Registry data Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.

The information contained is intended to help you decide whether the property is suitable for you. You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts builder, plumber, electrician, damp, and timber expert.

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