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" A well presented detached three bedroomed house, built 1997, in HIGHLY DESIRABLE VILLAGE LOCATION, with mains gas central heating, timber framed double glazing, CONSERVATORY, separate utility, off road parking and attractive garden.

COVERED ENTRANCE, ENTRANCE HALL, CLOAKROOM, LOUNGE, DINING ROOM, CONSERVATORY, KITCHEN/BREAKFAST ROOM, SEPARATE UTILITY, OFFICE, LANDING, THREE BEDROOMS, FAMILY BATHROOM, BRICK PAVED HARD STANDING AND LAWNED GARDEN TO FRONT OF HOUSE, ENCLOSED REAR GARDEN WITH DECK, SLABBED SITTING AREA, GRAVELLED UTILITY AREA, SHED

SITUATION: Venterdon is a small village situated in east Cornwall, just 0.5 miles from the village of Stoke Climsland, 3.5 miles to the north of Callington and within 10 - 11 miles of the larger towns of Launceston and Tavistock. Plymouth commuters will also be aware that the city is within 17 miles of Venterdon, and therefore within commuting distance, via the Tamar Bridge at Saltash. The villages of Stoke Climsland/Venterdon are much sought after, and enjoy a thriving and friendly village atmosphere, with local facilities including a parish church, post office/general stores, village hall and primary school of repute. There is also a sports field and a football team represents the village. The nearby town of Callington caters for most other day to day needs, including senior schools, Tesco store and medical centre. The surrounding area is one of unspoilt farmland, largely in the ownership of the Duchy of Cornwall, and many peaceful walks can be enjoyed without venturing far from Venterdon. There are also many sporting and recreational facilities available in and around the area, including nearby golf courses at Launceston and the St Mellion International Golf Resort.

DIRECTIONS: From Callington take the main A388 Launceston Road for one mile, into Kelly Bray, and fork right at The Swingletree, where Stoke Climsland is sign posted. Continue for another two miles into Stoke Climsland, and continue through the village before turning left at the sports field. Drop down into Venterdon and Amble Court will be seen on the right hand side, before the duck pond.

DESCRIPTION: The property comprises a well presented detached house, believed to have been built by the Downderry Group in 1997, to NHBC specifications. Inside, the living accommodation is centrally heated by mains gas and the windows are double glazed with timber frames. The accommodation comprises covered entrance, entrance hall, cloakroom, lounge, dining room, conservatory, kitchen/breakfast room, separate utility and office on the ground floor, with landing, three bedrooms and family bathroom on the first floor. The office is located in the former garage, and the agents consider that it would not be difficult to restore the room back into a garage, if required. There is however, ample off road parking at the front of the house, on the brick paved hard standing area, and there is also a charming rear garden, backing onto the sports field, laid to lawn with a large decked sitting area (off the conservatory) and shrub garden.

ACCOMMODATION

GROUND FLOOR

COVERED ENTRANCE: Outside courtesy lighting, timber frame/multi-pane entrance door.

ENTRANCE HALL: Fitted carpet, radiator, coved ceiling, staircase off to first floor with fitted stair carpet and turned newel post and spindles. Under stairs storage cupboard.

CLOAKROOM: White suite comprising close coupled WC and hand basin with vanity cupboard under, and adjoining shelf. Tiled splash backs, coat pegs, extractor fan, tiled floor.

LOUNGE: 14'3" x 13' (4.34m x 3.96m) Open fireplace with stone surround and coal effect living flame mains gas fire, on slabbed hearth, fitted carpet, radiator, coved ceiling, window to front with vertical blinds, double doors opening into:-

DINING ROOM: 9'9" x 9'1" (2.97m x 2.77m) Fitted carpet, radiator, coved ceiling, glazed double doors opening into:-

CONSERVATORY: 12'3" x 8'7" (3.73m x 2.62m) uPVC double glazed on cavity wall base, Edwardian style dome roof, vinyl floor covering, vertical blinds.

KITCHEN/BREAKFAST ROOM: 10'6" x 9'4" (3.2m x 2.84m) Inset single drainer 1.5 bowl sink with mixer and adjoining work surfaces, with cupboards and drawers under, in mid oak finish, further fitted work surfaces with cupboards and four drawer pack under, extended breakfast bar return, two cupboards and fitted wall cupboards, including corner display shelves, inset wine rack and open shelves, integral electric fan assisted double oven and inset gas hob with extractor over, plumbing for dishwasher, tiled splash backs, wood laminate flooring, radiator, coved ceiling, window to rear.

SEPARATE UTILITY: 7'9" x 6'6" (2.36m x 1.98m) Fitted work surface with machine space under, plumbing for washing machine, two wall cupboards, wood laminate flooring, external door to rear garden.

OFFICE: 10'10" x 7'8" (3.3m x 2.34m) Fitted carpet, radiator.

FIRST FLOOR

LANDING: Gallery overlooking stairwell, fitted carpet, access to loft via loft ladder, coved ceiling.

BEDROOM ONE: 11'1" x 10'8" (3.38m x 3.25m) Range of fitted wardrobe cupboards with locker cupboards over bed recess, matching dressing table and two chests of three drawers, matching bedside cabinets, fitted carpet, radiator, coved ceiling, window to rear with vertical blinds.

BEDROOM TWO: 11'1" x 10'3" (3.38m x 3.12m) Double built in wardrobe cupboard, fitted carpet, radiator, coved ceiling, airing cupboard with hot water cylinder and immersion heater, window to front with vertical blinds.

BEDROOM THREE: 8'2" x 7'4" (2.49m x 2.24m) Built in storage cupboard, fitted carpet, radiator, coved ceiling, window to front with vertical blinds.

FAMILY BATHROOM: 8'2" x 7'9" (2.49m x 2.36m) Recently refurbished with deep panel bath with electric shower over and swing splash screen, WC with concealed cistern, hand basin with mixer and fitted vanity units comprising marble effect shelves, with fitted cupboards and drawers under, fitted toiletries cupboard, upright towel rail/radiator in chrome finish, large vanity mirror over hand basin with lighting, tiled splash backs and tiled floor, coved ceiling, opaque window.

OUTSIDE: Brick paved hard standing at the front of the house, with space for at least two cars. Lawned garden with small tree features. Enclosed rear garden, laid to lawn with large decked sitting area leading off the conservatory, together with a shrub garden and a second slabbed sitting area. Gravelled utility area and garden shed. The garden backs onto the sports field.

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. "