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" On the edge of a village a 2/3 bedroom semi detached period property for refurbishmnet and modernisation.

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
1 Rock Villas is the eastern most house in the hamlet of Tinhay and sits set just back form the council road. In the immediate locality there are amenities such as village shop, primary school, public houses and restaurants and places of worship. The town of Launceston is around 41/2 miles away via the A30 dual carriage-way and provides a more comprehensive range of shopping, educational and recreational facilities. The market town of Tavistock lies within easy striking distance offering a good array of specialist shops and access to the tors of the Dartmoor National Park.

DIRECTIONS
Leave the A30 dual carriageway at the Lifton Down Junction and follow the signposts into the village of Lifton and proceed through the village into the hamlet of Tinhay. No 1 Rock Villas is the last property on the left hand side before leaving Tinhay identified by a Kivells "For Sale" board.

GENERAL DESCRIPTION
No 1 Rock Villas comprises a period property which lies on the very fringe of the hamlet of Tinhay which abuts the village of Lifton. It is a property of some character and charm which is traditionally constructed with rendered and part slate hung elevations under a slate roof and is semi-detached with gardens to one side. The property is now in need of refurbishment and modernisation.

At the front of the property a half glazed door leads to an entrance porch which is glazed on two sides and a solid timber door to the main reception hall with turning
staircase to the first floor and cupboard under. Walk in pantry with shelving. Off the Reception Hall there are doors to:-

Living Room 13'11" x 12'10" (4.24m max x 3.91m) plus bay window. Central tiled fireplace with tiled hearth and mantel shelf. Fitted cupboard to one side in alcove with display shelf.

Dining Room 11'11" x 8'1" (3.63m x 2.47m) fireplace with tiled hearth and mantel shelf, fitted cupboards, window seat, walk in cupboard.

Kitchen 13'1" x 8'9" (3.98m max x 2.67m) oil fired Rayburn, stainless steel sink and drainer with cupboards and drawers under and work surface to one side. Wall mounted cupboard. Access trap to loft space. Door to rear hall with low flush WC.

From the reception hall a turning staircase arrives at a first floor landing off which there are doors to:-

Bedroom 1 14'0" x 9'6" (4.27m max x 2.91m) plus bay, walk in wardrobe 7'10" x 2'8" (2.4m x .82m).

Bedroom 2 11'10" x 8'11" (3.61m x 2.72m).

Study/Box Room 5'6" x 6'2" (1.67m x 1.98m).

Bathroom with panelled bath, pedestal wash hand basin and low flush WC. Airing cupboard with hot water cylinder.

OUTSIDE
The property is approached off a wide pavement up slate steps which leads to a concrete path to one side of the house. Beyond the path is a garden which is principally laid to lawn with flower and shrub borders and contained by a stone wall. At the end of the garden, and with direct access off the road, is a stone and slated building which maybe suitable for a number of uses, subject to the usual planning consents.

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.

SERVICES
Mains water (metered), electricity and drainage. Telephone point.

VIEWINGS
Strictly required by prior appointment through the selling agents, Kivells Launceston Office (01566 776886).