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" A delightful character four bedroom property set within 2 acres of grounds. Peaceful position, but only a short distance from the Market Town of Holsworthy.  Maintained to a very high standard with quality fittings throughout.
 
SITUATION
Leacott is situated in an enviable setting at Blagdonmoor Wharf which is a relatively unknown spot consisting of only four other properties.  The thriving market town of Holsworthy is only 2 miles and offers a wide range of facilities including supermarket, butchers, newsagents, banks, post office, dentist, doctors, cottage hospital, vet, places of worship, leisure centre with heated indoor swimming pool and an 18 hole golf course.  The popular north Cornish coastal resort of Bude is approximately 10 miles distant with the spectacular and dramatic north Cornish coastline, much of which is a Site of Special Scientific Interest and provides many sandy beaches with a variety of watersports available.  There are Nursery, Primary and Secondary schools at Holsworthy and an excellent preparatory school in Bude and a daily bus service to Shebbear College from Holsworthy.  A more comprehensive range of recreational and shopping facilities are available to the south in Launceston, approximately 14 miles and to the north in Bideford, approximately 20 miles and Barnstaple, approximately 30 miles.  The cathedral city and county town of Exeter is about 50 miles to the east.
 
THE PARTICULARS
All measurements are approximate.  There are numerous power points throughout the property although not individually listed.  None of the fittings or appliances have been tested by ourselves.
 
GROUND FLOOR
Pitched Entrance Porch
uPVC double glazed windows and door to the front .  Fitted carpet, plant shelf, pine match boarding and courtesy light.  uPVC double glazed door to:
 
Entrance Hall
Stairs rising to the first floor.  Fitted carpet.
 
Sitting Room: 14' 6''  x 12' 3''  (4.42m x 3.73m)
Front aspect uPVC double glazed window with oak window seat.  Inglenook fireplace with bread oven, timber mantle over and raised slate hearth housing ‘Hamlet’ woodburning stove.  Beamed ceiling, slate ornament shelf, television point and understairs cupboard.
 
Dining Room: 12' 4''  x 12'   (3.76m x 3.66m)
Front aspect uPVC double glazed window with oak window seat.  Stone fireplace with oak mantle and slate hearth housing ‘Arrow’ woodburning stove.  Fitted carpet.
 
Kitchen/Breakfast Room: 28' 10''  x 7'  (8.79m x 2.13m)
Dual aspect room with uPVC double glazed windows and door to the rear.  Range of matching eye and base level units with high gloss worksurface over incorporating stainless steel circular sink/drainer.  Plate and wine rack.  ‘Hotpoint’ electric cooker with extractor hood over.  Integrated appliances include fridge, freezer and dishwasher.  Oil-fired Rayburn serving the domestic hot water and central heating systems, also used for cooking.  Space and plumbing for washing machine.  Slate effect vinyl flooring, painted pine panelled ceiling light recessed spotlights, painted match boarding to half wall height and hatch through to the dining room.
 
Rear Hall
Side aspect uPVC double glazed window.  Slate effect vinyl flooring, radiator and access to the roof space.
 
Bedroom Four: 11'  x 7' 2''  (3.35m x 2.18m)
Side aspect uPVC double glazed window and Velux window.  Built-in wardrobes.  Fitted carpet, access to roof space, radiator, wall lights, shelved alcove and ornament recess.
 
Shower Room
Dual aspect uPVC double glazed windows to the side and rear.  Tiled shower cubicle housing ‘Mira Sport’ shower, low level flush WC and wash hand basin..  Part vinyl flooring/fitted carpet, radiator and shaver point.
 
Rear Porch
Side aspect uPVC double glazed window.  Tiled floor.
 
FIRST FLOOR
Landing
Fitted carpet, radiator, ornament alcove and access to the roof space.
 
Bedroom One: 12' 2''  x 9' 3''  (3.71m x 2.82m)
Front aspect uPVC double glazed window.  Matching fitted bedroom furniture including book shelves, chest of drawers, wardrobes and bedside cabinets.  Vanity recess with wash hand basin and illuminated mirror.  Fitted carpet.
 
Bedroom Two: 12' 4''  x 7' 6'' max  (3.76m x 2.29m)
Front aspect uPVC double glazed window.  Matching fitted bedroom furniture including wardrobes, cupboards and chest of drawers.
 
Bedroom Three: 10' 3''  x 7' 8'' max  (3.12m x 2.34m)
Front aspect uPVC double glazed window.  Built-in wardrobe and over-bed cupboards.  Fitted carpet.
 
Lobby: 6' 11''  x 5' 7''  (2.11m x 1.7m)
Angled ceiling with double glazed Velux window.  Fitted carpet.
 
Bathroom
Rear aspect uPVC double glazed opaque window.  Panel enclosed bath with ‘Bristan’ shower over, low level flush WC and wash hand basin.  Stainless steel ‘ ladder’ styled heated towel rail.
 
Study: 8' 4''  x 7' 2''  (2.54m x 2.18m)
uPVC double glazed window.  Fitted desk with cupboards and drawers.  Large airing cupboard housing factory lagged hot water cylinder, immersion tank and light.  Fitted carpet and angled ceiling with spotlights.
 
OUTSIDE
A pair of folding timber gates gives access to a tarmacadum driveway providing useful parking in front of the cottage.  The gardens surrounding the property are mainly laid to lawn with a selection of mature shrubs and trees.  Timber trellis with climbing rose.  Raised bed with shingle pebbles and an illuminated water feature.  Arch leading through to the side garden which is also mainly laid to lawn with a productive fruit area including blackcurrants, blackberries and raspberries along with apple and plum trees.  Outside tap.  Gate with conifer hedge to the rear.  From here a pathway, passing raised vegetable bed, leads to the outbuildings.  Concrete yard with twin timber gates.
 
OUTBUILDINGS
Block Built Double Garage: 27'  x 18' 5''  (8.23m x 5.61m)
Two up-and-over doors with side pedestrian door.  Useful loft storage area.  Power and light connected.
 
Block Built Implement/Garden Store Shed: 23'   x 13'  (7.01m x 3.96m)
Up-and-over door, double glazed windows and two pedestrian doors.
 
Between the two outbuildings there is a useful concrete hardstanding area with outside tap and power point (a useful car wash area).  Adjoining once side of the cottage is a Store Shed.
 
LAND
Immediately to the front of the property is a level paddock bordered by tree topped hedges and many mature trees.  There is a very pleasant spot ornamental shingle and a wildlife pond which is perfect for al-fresco dining and simply enjoying the rural outlook (pine picnic table included).  There is also a timber five bar gate accessing this area.  On the other side of the entrance lane is a stream bordered paddock.  The whole property sits in just over 2 acres.
 
FLOOR PLANS
The floor plans displayed in these particulars are not to scale and are for identification purposes only.
 
TENURE
Freehold with vacant possession upon completion.
 
EASEMENTS, WAYLEAVES, RIGHTS OF WAY
The land is offered for sale subject to and with the benefit of all matters contained in or referred to in the Property Charges Register of the registered title, together with all public 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 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 agents whose decision acting as the experts shall be final.
 
SERVICES
Mains water and electricity.  Private drainage
 
DIRECTIONS
From Holsworthy proceed on the A388 Bideford road and on the edge of Holsworthy turn right by the Cemetery signposted ‘Shebbear/Thornbury’.  Follow this road for approximately 1.25 miles whereupon the lane leading to the cottage will be found on the left hand side where a Kivells For Sale board will be clearly displayed.  Proceed along this lane for approximately 200 yards and Leacott will be found as the first property on the right hand side.
 
VIEWINGS
Please ring 01409 253888 to view this property and check availability before incurring travel time/costs.  FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com. "