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" A well presented, linked detached three bedroomed family house, built 2005, in popular residential area, with mains gas central heating, uPVC double glazing, downstairs cloaks/WC, LARGE KITCHEN/DINER, master bedroom en-suite, GARDENS AND GARAGE.

ENTRANCE HALL, CLOAKROOM, LOUNGE, KITCHEN/DINER, GALLERY LANDING, BEDROOM ONE EN-SUITE, TWO FURTHER BEDROOMS, FAMILY BATHROOM, GRAVELLED AREA TO FRONT OF HOUSE, TARMAC PARKING AREA IN FRONT OF GARAGE, LAWNED GARDENS AND PATIO TO SIDE AND REAR, OUTSIDE TAP

SITUATION: Boconnoc Avenue forms part of the Village Collection, which is a highly popular and sought after residential area of Callington, situated on the south western outskirts of the town, within reasonably level walking distance of the town centre. Callington itself is a small town situated in east Cornwall, just 10 miles from the larger towns of Liskeard, Launceston and Tavistock and 14 miles from Plymouth city centre, which is therefore within commuting distance, via the Tamar Bridge at Saltash. Amenities in Callington include a varied shopping centre and Tesco store, schools of repute, places of worship, medical centre, library and bus services. The surrounding area is one of great beauty, ranging from the tranquility of the Tamar Valley to the bracing walks that are available on Kit Hill, which is a designated Country Park, within two miles of the town. There are also many sporting and recreational facilities available in and around Callington, as well as nearby golf courses at Launceston, Tavistock and the internationally famous St Mellion Golf Resort.

DIRECTIONS: From Callington town centre proceed in a westerly direction and take the Liskeard Road for 0.5 mile, before turning left into Werrington Drive. After 50 yards fork right, into Boconnoc Avenue, and follow the road around for another 400 yards. This property will be seen on the right hand side, immediately after a small play area.

DESCRIPTION: The property comprises a detached house of interesting character design, built by Westbury Homes in 2005, to NHBC specifications. Inside, the living accommodation is well presented, providing entrance hallway, cloakroom/WC, dual aspect lounge and large kitchen/diner on the ground floor, with gallery landing, three bedrooms (master en-suite) and family bathroom on the first floor. Central heating is supplied by mains gas and the windows are uPVC double glazed. Outside, there is a garage and additional hard standing on the drive, in front of the garage, together with a railed gravelled area at the front of the house. To the side and rear is a lawned garden on two levels, with a rockery dividing bank.

ACCOMMODATION

ENTRANCE HALL: Tiled floor, staircase off to first floor with fitted stair carpet, coved ceiling, built in cloaks cupboard, radiator.

CLOAKROOM: White suite comprising close coupled WC and corner basin with tiled splash back. Tiled floor, radiator, extractor fan.

LOUNGE: 18'4" x 10'7" (5.59m x 3.23m) An attractive dual aspect room, with double doors leading onto the rear garden. Mains gas coal effect living flame fire, with marble effect surround and hearth, with wooden display mantelpiece, two wall lights, fitted carpet, two radiators, coved ceiling.

KITCHEN/DINER: 18'4" x 11'2" (5.59m x 3.4m) inset 1.5 bowl stainless steel sink with adjoining work surfaces, with cupboards and drawers under, in maple effect finish, range of fitted wall cupboards, plumbing for washing machine, integral electric fan assisted oven in stainless steel, with inset gas hob with stainless steel extractor over, further fitted work surface, with machine space under, tiled splash back, under stairs storage cupboard, dual aspect with double and single door opening onto side garden, tiled floor, coved ceiling with down lighters.

FIRST FLOOR

GALLERY LANDING: Fitted carpet, radiator, cupboard housing the hot water cylinder, coved ceiling, access to loft space, window to rear.

BEDROOM ONE: 11'8" x 9'9" (3.56m x 2.97m) Fitted carpet, radiator, built in double and single wardrobe cupboards, window to front.

SHOWER EN-SUITE: White suite comprising walk in tiled shower cubicle with off-mains shower, pedestal hand basin with tiled splash back, close coupled WC. Radiator, fitted carpet, extractor fan, opaque window.

BEDROOM TWO: 10'9" x 8'2" (3.28m x 2.49m) Fitted carpet, radiator, built in double and single wardrobe cupboards, dual aspect with windows to front and side.

BEDROOM THREE: 8'3" x 7'5" (2.51m x 2.26m) Fitted carpet, radiator, window to side.

FAMILY BATHROOM: 7'1" x 5'7" (2.16m x 1.7m) White suite comprising panelled bath, pedestal hand basin and close coupled WC. Wall tiling to dado behind suite, fitted carpet, radiator, extractor fan, ceiling down lighters.

OUTSIDE: Railed gravelled area at the front of the house, with slabbed pathways. Tarmac hard standing on the entrance drive, in front of the garage. Outside lighting.

GARAGE: 17'2" x 8'10" (5.23m x 2.69m) Up and over door, electricity/power connected, storage in overhead roof space (boarded), pedestrian door to garden.

Lawned gardens to the side and rear of the house, including a slabbed sitting area and pathways. The garden is on two levels, including a rockery dividing bank. Mains water to tap, security lighting.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "