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" This charming character cottage, set within the heart of the village of Sticker, is situated in much sought after Modus Lane. Sympathetically refurbished throughout, whilst retaining character, this two bedroom cottage offers a large living and dining area, kitchen and bathroom. With the addition of a pitched roof detached, outbuilding and brick paved parking for numerous vehicles. Being set within its own idyllic, secluded gardens of approximately one third of an acre leading to the river/stream, this property could also be an ideal holiday home or income potential. Viewing is essential to appreciate the locality, charm, garden size and opportunities. (EPC - Rating F)

Sticker is a popular village with shop, post office and local pub. There are local countryside walks and a village green playing field area. The recently regenerated St Austell town centre is situated approximately 3 miles away and offers a wider range of shopping, educational and recreational facilities. There is a mainline railway station and leisure centre together with primary and secondary schools and supermarkets. The picturesque port of Charlestown and the award winning Eden Project are within a short drive. The town of Fowey is approximately 10 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 12 miles from the property. Directions: From St Austell head out on to the A390 on to St Mewan dip. As you head up, the road bears off to the left, sign posted Sticker and Polgooth. Turn left and follow the road up through the hamlet of Trethowel, past the turning to Polgooth and carry on for approximately quarter of a mile down in to the village of Sticker. As you come down the hill take the left hand turn next to the car park, follow the road along and as the road bears around to the left on to Chapel Hill, turn right on to Modus Lane. Follow the road down past the village park and the property will appear on the right hand side opposite a new build. Please note the rear of the property will be seen first. The drive way is just after this, turn right and you will notice the outbuilding and opening of the parking area. From this brick paved pathway there is an arch trellis with steps and pathway to the front door. A cottage stable front door with obscured glazed light panel opening through in to the main living area. Accommodation Comprises: All measurements are approximate. Living/Dining Area: 7.38m x 3.49m

(24'3' x 11'5') The character features can be seen immediately with open painted beamed ceilings and deep display sills with two upvc double glazed cottage style windows opening out and enjoying the view on to the garden and sun terrace and patio. Finished with a two tone warm coloured painted wall surround and coloured carpeted flooring. The main focal point of the lounge is a multi fuel burner set on to a brick built raised hearth and surround with back drop, with large deep slate display sill above. Although spacious this area does also offer a cosy cottage feel. Tucked in to the corner is the white hand rail and vertical spindles, matching carpeted staircase leading to the first floor and beneath is an obscured glazed panel door through in to the: Kitchen: 4.14m x 2.0m

(13'7' x 6'7') (Note irregular shape) A galley style kitchen offers a light feel due to the white cottage style wall and base units with white gloss style splash back surround and a natural granite effect laminated roll top work surface, incorporating one an half bowl coloured drainer with mixer tap. Two double glazed windows to the rear and side both with fitted roller blinds. Further lighting is provided by ceiling mounted spot lighting units. Character features continue through with open white beam ceilings and an original deep recess currently housing a three quarter fridge freezer. Within the kitchen there is space for a double sized range master with extractor over and under unit space for washing machine under the breakfast bar. Staircase to the first floor leads on to the landing with a bright white wall surround. A stained glass patterned double glazed window with deep display sill opening to the rear with roman blind above. Having a strip wood effect laminated flooring and six panelled doors through to the bedrooms and bathroom. Bathroom: In our opinion the bathroom is a generous size bringing a light and spacious feel. The current decor is of a light two tone painted wall surround, with some tongue and groove half wood painted panelling and a sandstone pebble effect vinyl flooring. A bright white suite of low level wc, hand basin and enamel bath with a curved shower rail over and wall mounted electric shower tucked in to the recess with a white gloss tiled splash back surround. Next to the bath is a wood panelled door opening through in to the airing cupboard housing the water cylinder, with some slatted shelving. Please note, in our opinion this could also be removed possibly and could incorporate a walk in shower if needed. Finishing touches are a heater ladder towel rail and wall mounted glazed vanity unit above the sink. Natural light is provided by an obscured double glazed window to the side with fitted patterned roman blind above. Door into: Bedroom: 3.25m x 2.79m

(10'8' x 9'2') A good sized double bedroom further enhanced by the bright white wall surround and wood laminated flooring which continues through from the entrance hallway with double glazed cottage style window with roller blind above, enjoying an outlook down over the formal gardens and woodland opposite. Tucked in to the corner is a panelled door opening through in to over stairs recessed wardrobe area. Main Bedroom: 3.71m x 3.10m

(12'2' x 10'2') Similarly decorated with the wood laminated flooring leading through from the hallway. Bright white wall surround and double glazed window with blind above, enjoying a similar outlook. Outside: The property is set down from Modus Lane on to a brick paved driveway opening out on to parking for numerous vehicles, currently housing a motor home. To the side is a pitched roof detached outbuilding with door and windows to the side and front, with panelled door. This room has been boarded, plastered and painted with loft access into eaves. Having a light beech wood effect flooring. In our opinion this could be used as an office for somebody working from home, children's play area or an additional bedroom area for guests. It is currently used as storage. Not only is this a charming cottage within, the wonderful selling point here is the secluded and formal gardens, which extend down over numerous terraces with pathways meandering through. Offering a well stocked garden of plants and shrubs in different sheltered areas, ideal for enjoying the sun and garden. Towards the bottom of the garden there is a glass greenhouse and opposite, a large timber shed with seating area to the side. The garden is complemented with an ornamental water feature and beyond the trellis work the garden continues through to an open area offering a high degree of privacy and down to the stream below. The outside area offers outside taps and courtesy lighting. Please Note: All furnishings are negotiable as the current owners will be leaving the country. Tax Band: Band B MISREPRESENTATION ACT 1989 and PROPERTY MISDESCRIPTIONS ACT 1991
Messrs. May, Whetter & Grose for themselves and for vendors and lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; ii) all descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or presentations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of Messrs. May, Whetter & Grose has any authority to make or give any representation or warranty whatever in relation to the property. "