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" Detached 3 bedroom home (master with ensuite shower) 2 receptions, family bathroom, off road parking and enclosed garden.
For sale by Public Auction on Tuesday 14th September 2010 at 3pm at the East Taphouse Community Hall, East Taphouse, Liskeard (unless sold prior)

THE PARTICULARS
These sales particulars are issued subject to the property remaining unsold and whilst believing same to fairly reflect the premises are not in any way warranted and do not form part of the Contract of Sale and intending purchasers should satisfy themselves in every respect by inspection, investigation and research. All measurements are approximate.

SITUATION
Liskeard is regarded as the administrative centre of southeast Cornwall offering all facilities which one would associate of a town of this size including primary and secondary education, a good shopping centre, hospital, leisure centre with heated swimming pool and mainline railway station. The city of Plymouth is approximately 20 miles distant via the Tamar Bridge. Looe and the south Cornish coast are easily accessible.

DIRECTIONS
From Liskeard join the A38 and continue west bound through Dobwalls towards Bodmin. Continue straight across the traffic lights towards Doublebois at the roundabout take the first exit and continue along this road (A390). On reaching East Taphouse turn left Farmers Close can be found on the left hand side and the property can be identified by a Kivells "For Sale" board.

GENERAL DESCRIPTION
An individual modern detached home situated at the entrance to a cul-de-sac with vacant possession available. Accommodation briefly comprises master bedroom with en-suite shower room, two further bedrooms, living room, kitchen/diner, family bathroom, guest cloakroom. Benefits include uPVC double glazing, gas central heating system,
integrated kitchen appliances, off road parking and enclosed garden.

COMPRISING
Entrance to the property is via part obscure double glazed door leading to the entrance hallway.

ENTRANCE HALLWAY
Radiator, laminate flooring and door leading off to all ground floor rooms.

GUEST CLOAKROOM
uPVC double glazed obscure window to the front elevation, radiator and white suite comprising low level WC and matching pedestal wash hand basin with laminate flooring.

LIVING ROOM 12'2 (max) X 15'11 (excluding recess)
(3.70m x 4.85m) uPVC double glazed window to the front elevation, stairs rising to first floor, under stair storage cupboard and two radiators. Georgian style multi paned glazed doors open to:

KITCHEN/DINER 18'6" X 8'8 (5.63m x 2.64m)
uPVC double glazed window to the rear elevation, French style double glazed uPVC double glazed doors give access to the rear garden from the dining area, radiator and laminate flooring. The kitchen suite comprises a range of beech effect matching base, wall and drawer units with beech lock effect laminate working surfaces with inset single drainer stainless steel sink unit with mixer tap and ceramic tiled surrounds. The integrated appliances include electric oven, gas hob and extractor hood, dishwasher, washing machine and fridge/freezer with wall mounted central heating boiler.

FIRST FLOOR

LANDING
Landing area with hatch giving access to loft space and doors to the following rooms.

MASTER BEDROOM
11'5 x 8'6 (3.48m x 2.59m)
A dual aspect room with uPVC double glazed windows to the rear and side elevations and radiator.

Door leads to en-suite shower room.

EN-SUITE SHOWER ROOM
Extractor fan and suite comprising walk in ceramic tiled shower cubicle with folding glazed door and Mira electric shower unit, wall mounted wash hand basin with ceramic tiled splashback and low level WC.

BEDROOM TWO
9'5 X 8'1 (max) (2.87m x 2.46m)
uPVC double glazed window to the front elevation and radiator.

BEDROOM THREE
6'8 X 8'8 (2.03m x 2.64m)
uPVC double glazed window to the rear elevation and radiator.

BATHROOM
Obscure double glazed uPVC window to the front elevation and radiator. The matching white suite comprises panelled bath with Victorian style chrome effect mixer taps and shower
attachment, ceramic tiled surround and glazed shower screen, pedestal wash hand basin with tiled splashback and low level WC.

OUTSIDE
There is a small lawn area to the front with a paved pathway providing access to the front entrance and in turn giving access to the rear garden. There is a driveway to the side providing off road parking. To the rear there is an enclosed garden, which alternatively can be accessed via wooden gate from the side of the property offering a paved patio area and further garden which is chiefly laid to lawn.

SERVICES
All mains services.

TENURE AND POSSESSION
The property is being offered for sale freehold with vacant possession of the whole upon completion.

CONDITIONS OF SALE
These will not be read out in detail at the auction but will be available for inspection from the seller's solicitors and in the auction room prior to the sale. All interested buyers will be assumed to have acquainted themselves with the conditions of sale.

COUNCIL TAX BAND D

VIEWINGS
Strictly required by prior appointment through Kivells Launceston Office (01566 776886). Any potential purchasers who have not made a firm appointment to view this property, are advised to check availability with this office prior to embarking on a journey to view. We are open Monday-Friday 8.45am to 5.00pm and on Saturday from 9am to 12pm. FULL DETAILS OF THIS AND EVERY PROPERTY ARE AVAILABLE ON OUR WEBSITE www.kivells.com
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