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" A period style character town house situated within walking distance of Launceston town centre and various other nearby amenities. The accommodation comprises four bedrooms, separate sitting and dining rooms, kitchen, utility room and bathroom. The property benefits uPVC double glazing and gas central heating with pleasant rear gardens. A detached garage and hardstanding provide off road parking for two-three vehicles at the rear.

A period style character town house situated within walking distance of Launceston town centre and various other nearby amenities. The accommodation comprises four bedrooms, separate sitting and dining rooms, kitchen, utility room and bathroom. The property benefits uPVC double glazing and gas central heating with pleasant rear gardens. A detached garage and hardstanding provide off road parking for two-three vehicles at the rear.

SITUATION
The popular historic town of Launceston centred around and below its Medieval Norman Castle and grounds offers a wide range of domestic, commercial and leisure facilities including an 18 hole golf course.

Good proximity to the main A30 dual carriageway gives easy access to other towns, villages and places of interest including Truro and the cathedral city of Exeter with its M5 interchange motorway link, airport and Intercity rail links. Plymouth is approximately 28 miles to the south providing Intercity rail link, expanding airport and continental ferry port. Newquay is approximately 43 miles distant and also offers an expanding airport. The North Cornish coastline is within approximately 20 minutes driving distance.

DESCRIPTION
A period style character town house situated within walking distance of Launceston town centre and various other nearby amenities. The accommodation comprises four bedrooms, separate sitting and dining rooms, kitchen, utility room and bathroom. The property benefits uPVC double glazing and gas central heating with pleasant rear gardens. A detached garage and hardstanding provide off road parking for two-three vehicles at the rear.

Entrance to the property is via a partially obscured and double glazed uPVC door leading to the entrance vestibule.

ENTRANCE VESTIBULE
Dado rail, coved cornices and partially obscured glazed door with matching side screen leads to the reception hallway.

RECEPTION HALLWAY
Stairs rising to the first floor accommodation, radiator, dado rail and doors leading off to the ground floor rooms.

SITTING ROOM
12'7" (max) x 16'8" (max into walk in bay window)
Bay window with uPVC double glazed sash window units, original decorative coved cornices, complementary ceiling rose and plaster ceiling detail, picture rail, wall mounted central heating fan assisted radiator and ceramic tiled fireplace with open fire.

DINING ROOM
12'4" (max) x 16'10"
(max into walk in bay window)
uPVC double glazed bay window to the rear elevation offering far reaching impressive views towards Dartmoor and over neighbouring countryside, decorative coved cornices with complementary ceiling rose and plaster ceiling detail with picture rail, double radiator and feature marble fireplace with Adam style dark Oak finish surround incorporating a living flame coal effect gas fire.

FIRST FLOOR ACCOMMODATION

FIRST FLOOR LANDING
With dado rail and stairs rising to the second floor accommodation. Doors lead off to the following rooms.

BEDROOM ONE
10' x 17'11" (max into walk in bay window)
uPVC double glazed bay window to the rear elevation offering far reaching rural views, radiator and a range of fitted bedroom furniture comprising fitted wardrobe units, overhead storage cabinets and bedside units with overhead reading lights with dimmer control.

BEDROOM TWO
11'10" x 15'10" (into walk in bay window)
Bay window with uPVC double glazed sash window units to the front elevation, radiator and a range of fitted bedroom furniture comprising wardrobe units, overhead storage cabinets, bedside units, drawer units and vanity table.

BEDROOM FOUR
6' x 8'11"
uPVC double glazed sash window to the front elevation and radiator.

BATHROOM
Obscured double glazed uPVC window to the rear elevation, partial tiling to walls, radiator and fitted shelving and storage cupboard. The white suite comprises a panelled bath with fitted 'Bristan' mains mixer shower, pedestal hand wash basin and low level WC.

SECOND FLOOR ACCOMMODATION

BEDROOM THREE/ATTIC ROOM
15'8" (max) x 18'9"
(max plus further recesses and dormer window areas, height restriction in places)
A dual aspect attic room with windows to both front and rear elevations, double glazed Velux roof window, two radiators, fitted wardrobe/storage unit and linen store. Additionally there is a fold away double bed which is fixed to one wall.

LOBBY/STUDY AREA
uPVC double glazed windows to the rear elevation, built in storage cupboards with shelving and working surface. Stairs lead down to the lower ground floor hallway.

LOWER GROUND FLOOR HALLWAY
Wall mounted central heating fan assisted radiator, dado rail and decorative timber ceiling beams, door giving access to the conservatory and doorway to the utility room.

KITCHEN/BREAKFAST ROOM
13'7" x 8'8" (max)
Window to the rear elevation offering far reaching rural views through the conservatory, decorative timber ceiling beams with partially timber boarded walls with dado rail. The kitchen suite comprises a range of matching Pine finish base, wall and drawer units with complementary plate rack and glazed display cabinet. Separate built in dresser unit with integral wine rack over. The roll edge working surfaces incorporate a single drainer 1 1/2 bowl stainless steel sink unit with mixer tap and ceramic tiled surround. A recessed fireplace with timber surround now houses a 'Leisure Range Master Classic 90' range style cooker, double oven grill and five gas burners with the added benefit of an integrated extractor canopy. From the kitchen a doorway leads through to a food preparation area.

FOOD PREPARATION AREA
8'2" (max) x 6'4" (max)
Coved cornices and fitted with a range of matching base and wall units with drawers and display shelving complemented by roll edge working surfaces with ceramic tiled surrounds. There is also space for two tall fridge-freezer units.

UTILITY ROOM
5'1" x 5' (excluding recesses)
Window to the rear elevation with ceramic tiled sill and recently installed floor mounted 'Worcester Bosch High Flow' central heating boiler which is still under guarantee. Fitted working surface with overhead laundry drying facility and appliance space and plumbing for washing machine. Additionally there is two storage areas with fitted shelving. From the hallway area a partially double glazed uPVC door leads to the rear conservatory.

CONSERVATORY
9'5" x 11'4"
uPVC double glazed window to rear and side elevations with matching French doors leading out to the rear garden, from where far reaching stunning rural views can be enjoyed over neighbouring countryside and towards Dartmoor. Laminate flooring and fitted storage unit with door off giving access to a cloakroom.

Leaving the conservatory, to the right hand side, is a secure storage shed with lighting, power and outside tap.

CLOAKROOM
Tiled floor, low level WC and fitted 'butlers' sink with ceramic tiled surround and electric Triton hand wash water heater. Wall mounted thermostatic controlled tubular heater.

OUTSIDE
To the front of the property there is a buffer garden area with dwarf display wall and timber gate with granite posts. This gives access to the front entrance via a tiled pathway with areas laid to stone chippings to both sides. There is both pedestrian and vehicular access to the rear of the property via a service lane situated further along the terrace.

Outside to the rear there is a raised patio area from where far reaching pleasant views can be enjoyed toward Dartmoor. This is surrounded by timber trellising and well stocked borders with mature shrubs and steps leading own to the lower areas of the garden with a brick built barbeque. The remainder of the garden is arranged in various sections with an area which is gently sloping and laid to lawn with a side display bed and a two pole high and low level washing line. From here a timber archway leads to a further seating area with mature tree and ornamental ponds with rockery. Additionally there is a display garden area with timber trellising. At the far end of the garden there is a workshop/storage shed with vegetable growing beds and cold cases. From here a pathway leads to the garage and parking.

GARAGE
9'3" (max) x 22'3" (max)
Up and over door and window to the rear elevation, built in work bench with light and power. Accessed from the service lane at the rear this garage also benefits an area adjacent which currently provides off road parking for two-three vehicles. Additionally there is a small storage shed attached to the side of the garage offering further secure storage for garden machinery, bicycles etc.

TENURE Freehold

SERVICES
Mains electric, water, gas and drainage.

DIRECTIONS
From the office in Broad Street Launceston proceed along Southgate Street, under the arch. Continue straight on and bear left onto Exeter Street until reaching the T-junction with the Tavistock Road. Turn right onto Tavistock Road and proceed along for approximately 1/4 mile and the property can be found on the left hand side.

VIEWINGS
Strictly by appointment with the selling agents. A schedule of block viewings has been arranged for prospective purchasers. Please liaise with the selling agents in connection with these dates and times. Please telephone (01566) 777777 to make an appointment. We are open Monday—Friday 8.45am to 5:00pm and on Saturday from 9am to 12pm.