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" A quietly located 41 acre residential farm positioned in a sheltered valley, yet easily accessible to the A38 and the south east Cornish coast. Substantial detached and recently extended country house with four bedrooms (two en suite) and a separate annexe over the garage providing secondary living accommodation. Range of outbuildings including storage buildings and loose boxes.

SITUATION The Property is conveniently situated 5.5 miles to the west of Liskeard and 3 miles from the A38 at Dobwalls. The property is approximately 0.25 mile from the village of East Taphouse and some 12 miles northwest of Looe.
The property is accessed from a quiet parish road via a private tarmac driveway leading down to an entrance with an electrically operated remote control gate. A tarmac parking area gives access to the double garage and annexe, stable block and a graveled area with flowerbed borders, stocked with a variety of shrubs and plants.
DESCRIPTION The property is a quietly located residential farm conveniently situated in Southeast Cornwall with good access to the A38, Liskeard and the Southeast Coast at Looe. The main house is a substantial detached character former farmhouse offering extensive family accommodation, which has been extended in recent years to provide further living accommodation with a bedroom suite above. Separate living accommodation is provided by a recently converted annexe above the double garage. The property benefits from a very useful range of outbuildings and looseboxes all complimented by approximately 41 acres of grounds, paddocks, pasture and woodland. COMMUNICATIONS Road The A38 (dual carriageway) from Plymouth provides easy access to Exeter and the M5 motorway.
Rail Regular intercity services operate from Penzance to London Paddington, stopping at the main line railway link at Liskeard. There are also trains from Exeter via Salisbury to London Waterloo.
Ferry Ferry services operate from Plymouth to France and Northern Spain.
Air Penzance Airport provides flights to the Isles of Scilly, whilst Exeter International Airport provides flights to the Isles of Scilly, Channel Islands, Ireland, Scotland and a number of continental destinations. Plymouth Airport offers flights to London Gatwick and other numerous destinations.
RECREATION Water Sailing is available at Looe, Fowey, Plymouth, Newton Ferrers, Salcombe, Dartmouth and various other harbours along the south coast. There are a delightful range of beaches including Seaton, Millendreath, Looe, Talland and Lansallos.
Horse Riding and Walking Horse riding is accessible via bridleways and country lanes in the area. The South West Coast path also offers scenic walking, with further walking and riding available on Bodmin Moor and Dartmoor.
Golf Golf courses can be found at Whitsand Bay, Looe Bindown, Saltash, Launceston, Lostwithiel, Tavistock, Lanhydrock and St Mellion.
ON THE GROUND FLOOR A granite archway leads to an open-fronted storm porch with slate flagstone flooring and a solid wood door leads to: ENTRANCE HALL 3.93m(12'11'') x 1.92m(6'4'') Slate flagstone flooring, wall lights, recessed ceiling spotlights, radiator, timber framed leaded and stained glass windows to the side and rear elevations, uPVC double-glazed door leads to: DRAWING ROOM 10.41m(34'2'') x 4.22m(13'10'') Stone-built inglenook fireplace housing a 'Woodwarm' multi-fuel stove, wall lighting, recessed ceiling spotlights, three radiators, television aerial and Sky television points, beamed ceilings, door to under stairs storage cupboard, uPVC double-glazed windows to the front and side elevations, uPVC double-glazed French doors lead out on to the paved patio area with granite steps leading down to the gravelled driveway. Door leads to Inner Hallway with opening leading to: SIDE ENTRANCE PORCH Rendered dwarf walls with uPVC double-glazed windows above, tiled floor, radiator, uPVC double-glazed with stained glass window leading to the side elevation. From the Inner Hallway a door leads to:
SITTING ROOM 4.48m(14'8'') max x 4.06m(13'4'') max Beamed ceiling, solid walnut flooring, inglenook fireplace with
solid wood mantelpiece with ornate cast iron brackets housing a 'Woodwarm' wood burning stove and original bread oven,
recessed ceiling spotlights, original servant's call indicator board and bell, BT and television aerial points, uPVC doubleglazed window with deep sill window seat to the side elevation, staircase rises to the first floor. Opening to:
KITCHEN 4.15m(13'7'') x 4.03m(13'3'') Range of fitted Beech wall units with under-pelmet spotlights and base units under polished black granite worksurfaces with 1? bowl inset ceramic sink, built-in Neff Auto dishwasher, oil fired Alpha twin oven range cooker with boiler to supply the domestic hot water and central heating, built-in Neff electric oven, inset Neff 5-ring LPG hob, space for American style fridge/freezer, solid walnut flooring, beamed ceiling with recessed spotlights, mains smoke alarm with anti-cooking activation function, uPVC double-glazed windows to both side elevations. Opening to: DINING ROOM 5.11m(16'9'') x 3.83m(12'7'') Range of fitted Beech wall units with under-pelmet spotlights and base units under polished granite worksurfaces, space for fridge, recessed ceiling spotlights, radiator, smoke alarm, uPVC double-glazed door leading to the side path and lawn beyond. Further uPVC double-glazed door leading to the front elevation onto the gravelled driveway. Steps lead up to: INNER HALLWAY Recessed ceiling spotlights, smoke alarm, radiator, uPVC double-glazed door leading to the front elevation. Door leading to: BATHROOM Low-level WC, pedestal wash hand basin with tiled splashback, panelled bath with tiled surround and a Mira Sport electric shower above, a 'Lagerholm Finnsauna' built-in sauna, electrically heated wall-mounted towel rail, uPVC obscure double-glazed window to the front elevation, timber framed fully glazed door leading to: CONSERVATORY Rendered dwarf walls with uPVC doubleglazed windows above, uPVC double-glazed French doors leading to the rear elevation under a polycarbonate roof with roof blinds, space and plumbing for washing machine, exposed wooden floor and wall lighting. ON THE FIRST FLOOR Landing and corridor with doors leading off to: DRESSING ROOM 4.36m(14'4'') x 4.26m(14'0'') Recessed ceiling spotlights, radiator, uPVC double-glazed window with deep sill window seat to the side elevation. Doors leading off to: MASTER BEDROOM 4.94m(16'2'') x 3.89m(12'9'') Recessed ceiling spotlights, mains smoke alarm, uPVC double-glazed French doors open into the room with safety rails and toughened glass panelling, two Velux windows to the side elevation, uPVC double-glazed windows to the opposing side elevation with views to the surrounding land. EN SUITE SHOWER ROOM 4.35m(14'3'') x 2.11m(6'11'') Low-level WC, two ceramic wash hand basins with stainless steel mixer taps, large shower cubicle, tiled walls, Mira power shower with rain head and hand-held shower head, illuminated shaving mirror, ladder-style heated towel rail, ceiling extractor fan, Velux window to the rear elevation, uPVC obscure double-glazed windows to the side elevation. AIRING CUPBOARD Housing the factory lagged hot water cylinder with wooden slatted shelves, hanging rail, radiator and light. SHOWER ROOM Shower cubicle with glass front and sliding door, tiled walls, housing the Mira Event electric shower, low-level WC, pedestal wash hand basin with tiled splashback, shaver light and socket, wall-mounted fan heater, radiator, uPVC double-glazed window to the side elevation. BEDROOM 4 2.88m(9'5'') x 3.10m(10'2'') Built-in wardrobe with hanging rail and shelf above, radiator, uPVC double-glazed window with deep sill window shelf to the side elevation, ceiling smoke alarm. BEDROOM 3 4.11m(13'6'') x 3.01m(9'11'') Wash hand basin with tiled splashback, loft access hatch, radiator, uPVC double-glazed window with deep sill window seat to the side elevation. BEDROOM 2 4.01m(13'2'') x 3.51m(11'6'') Radiator, smoke alarm, uPVC double-glazed windows to the rear and side elevations. EN SUITE SHOWER ROOM Wall-mounted Beech shelf with circular wash hand basin and mixer taps, low-level WC, P-shaped shower tray with semi-circular glass-fronted shower enclosure with drying area, fully tiled surround and housing the Mira Excel power shower, ladder-style heated towel rail, illuminated mirror, recessed ceiling spotlights, ceiling extractor fan, radiator, uPVC doubleglazed window to the rear elevation. STUDY 5.14m(16'10'') max x 3.41m(11'2'') max Natural stone fireplace with Oak lintel above housing a'Kernow Logstoves' wood burner (chimney currently not
in use), BT and television aerial points, recessed ceiling spotlights, surface-mounted ceiling spotlights, wall lighting, two radiators, uPVC double-glazed windows to both side elevations, uPVC double-glazed French doors opening out onto the balcony with wooden decking and wrought iron railing surround. Staircase descends to the ground floor side entrance hall.
THE ANNEXE The annexe, providing secondary living accommodation, is conveniently situated above the double garage with a pitch slate roof and feature clock tower to the front elevation. The annexe is accessed via an external wooden staircase leading to the balcony and part glazed uPVC entrance door leading to: LIVING ROOM 7.24m(23'9'') x 4.96m(16'3'') Fully glazed uPVC entrance door, open-plan living area, recessed ceiling spotlights, smoke alarm, numerous sockets and cooker point connection, door to eaves storage, within the roof is a flue liner to enable the installation of a woodburning stove, uPVC double-glazed windows to the front and rear elevations, uPVC double-glazed French doors leading out on to the balcony. Door leads to: SHOWER ROOM 2.35m(7'9'') x 1.60m(5'3'') Low-level WC, pedestal wash hand basin, shower enclosure with tiled walls and shower curtain rail, 'Triton Ivory 3' electric shower unit, wallmounted fan heater, ceiling extractor fan, Velux window to the side elevation. THE BALCONY 4.96m(16'3'') x 2.27m(7'5'') Sweeping around the side of the property from the access staircase around to the rear with views over the land and the surrounding countryside. Wooden decking, handrails and balustrade surrounds, inset floor and wall lighting. DOUBLE GARAGE Of concrete block construction, concrete floor and dividing wall with two remote control operated roller shutter doors, power and lighting connected, mains smoke alarm, wall-mounted consumer unit. External staircase leads up to the annexe. GARDENS AND GROUNDS To the side of the property, accessed by the wrought iron gate to the front elevation of the property, is an enclosed garden with natural stone walling and timber fenced panel boundary, mainly laid to lawn with specimen trees. Summerhouse: 2.42m x 2.34m

(7'11 x 7'8). Timber framed construction, tongue and groove cladding, window to the side and part-glazed French doors to the front elevation, under a felt shingle pitch roof.
A wrought iron gate leads to the rear of the property with a concreted and riven slab patio area, enclosed within dwarf walls and timber fence panels that lead around to the side of the property where the French doors of the conservatory open out onto the patio area. A further wrought iron gate leads on to the side of the property where the riven paving slabs continue around the conservatory leading to the granite gravelled area and to the side entrance doors, raised patio area and the front parking area beyond.
Steps down to a lawned area with a raised flowerbed, stocked with a variety of shrubs and plants. There is also a natural stream-fed pond which attracts a variety of wildlife including ducks and herons and is bordered on the far side by a small wooded area of softwood trees, bamboo, hydrangeas, rhododendrons, camellias, holly, laurel and a variety of specimen shrubs and trees.
STORAGE BUILDING 12.29m(40'4'') x 6.59m(21'7'') Concrete block timber framed construction with Yorkshire board cladding, concrete floor, box profile roof, electrically operated remote control roller access door 5.3m

(17'5) wide, electricity power and lighting connected. ADJOINING STORAGE BUILDING 5.43m(17'10'') x 5.35m(17'7'') Concrete block and stone construction under a box profile roof, concrete floor, pedestrian access door, power and lighting connected. STABLE BUILDING Concrete block and timber framed construction with wooden cladding under a corrugated sheet roof, divided into: FODDER STORE Access via the full width, remote control operated roller door and side access pedestrian door. LOOSE BOX 4.56m(15'0'') x 3.54m(11'7'') Concrete floor, two front access stable doors and was formerly two loose boxes with a half-height dividing partition, power and light connected, two internal doors leading to: TACK AREA 4.84m(15'11'') x 2.14m(7'0'') Concrete floor, window to the side elevation, power and light, doors to access hatch to the rear. STORAGE SHED 2.43m(8'0'') x 3.03m(9'11'') Timber framed with shiplap cladding, wooden floor, windows to the front elevation, pedestrian access to the side under a corrugated sheet roof. LOOSE BOXES Traditional stone and timber fronted construction under a corrugated galvanised sheet roof divided into two loose boxes. BOX 1 4.34m(14'3'') x 2.75m(9'0'') Built-in concrete manger with hay rack above. BOX 2 4.29m(14'1'') x 3.65m(12'0'') Built-in concrete manger with hay rack above, concrete water trough, power and light connected.
To the front of the loose boxes is a turnout yard 7.17m [max] x 7.68m

(23'6 [max] x 25'2) concreted with a 3.67m

(12') five-bar gate access, which leads out into the entrance field. LEAN-TO LIVESTOCK BUILDING Timber framed construction, wooden cladding under a corrugated galvanised sheet roof.
BAY 1 4.80m(15'9'') x 2.66m(8'9'') Light connected, adjoining door to loose box 1. BAY 2 5.41m(17'9'') x 2.38m(7'10'') Light connected THE LAND The pastureland is divided into six fields enclosed within Cornish bank hedges and post and wire fencing amounting to approximately 30 acres (11.33 ha) and amenity woodland in four enclosures amounting to approximately 6.5 acres (2.63 ha). TENURE The property is offered for sale freehold with vacant possession on completion.
Reproduced from the Ordnance Survey. Not to Scale mapping with permission of the Controller of Her Majesty's Stationery Office + Crown copyright (100046005)
SINGLE PAYMENT There is a Single Payment entitlement attributable to the farm. This will be transferred in accordance with the RPA transfer guidance following completion. SERVICES Water - Private bore hole supply.
Drainage - Private drainage.
Electricity - Mains electricity.
Heating - Oil fired central heating.
Telephone and Broadband BT.
EASEMENTS AND BOUNDARIES The property is sold subject to and with the benefit of all outgoings, rights of way, easements and wayleaves there may be, whether mentioned in these general remarks and stipulations or particulars of sale or not. PARTICULARS AND CONDITIONS All figures, measurements, floor plans and maps are for guidance purposes only. They are prepared and issued in good faith and are intended to give a fair description of the property but do not constitute any part of any offer or contract. LOCAL AUTHORITIES Cornwall Council, County Hall, Treyew Road, Truro, Cornwall TR1 3AY.
Tel: 0300 1234 100.
Caradon District Council, Luxstowe House, Greenbank Road, Liskeard, Cornwall PL14 3DZ.
Tel: 0300 1234 171
Western Power Distribution, Avonbank, Feeder Road, Bristol BS2 0TB.
Tel: 01179 332000.
AGENTS NOTES None of the services or appliances, plumbing, heating, or electrical installations have been tested by the selling agent. Any maps used on the details are to assist identification of the property only and are not an indication of the actual surroundings, which may have changed since the map was printed. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. There are numerous power points throughout the property although not individually listed. VIEWING Strictly by arrangement with D.R.Kivell & Partners.
Tel: 01822 810810.
PROPERTY MISDIRECTIONS ACT The Agents have not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Buyer. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. You are advised to check the availability of any property before traveling any distance to view. Floor Plan Disclaimer.
These plans are set out as a guideline only and should not be relied upon as a representation of fact. They are intended for information purposes only and are not to scale.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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