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" A charming three bedroom detached period cottage standing in approximately three acres of level gardens and paddock, boasting a pretty streamside location on the rural outskirts of Bodmin.

Accommodation:- Entrance porch, open plan lounge/dining room, rear lobby, kitchen, utility/cloakroom, landing, three first floor bedrooms, bathroom, gas fired central heating, part double glazed, various range of outbuildings (workshops/stores), ample parking, 1 acre of attractive formal gardens and a 2 acre paddock.

Kymsland is an attractive double fronted cottage, which we believe dates back to the late 18th century being constructed of stone & cob with more recent block built extensions to the rear. The property is set within large private gardens offering the potential for further extension to the side and rear, subject to necessary planning consent. The adjoining two acre pasture paddock has been used for grazing in the past but would also appeal to those with an equestrian interest.

The cottage has retained some of its character features such as low ceilings and exposed beams, although it benefits from a modern gas fired central heating system

(mains). The property has a private supply for both water & drainage, the water is spring fed and the drainage is septic tank.

The property occupies a desirable rural location on Blowinghouse Lane with no immediate neighbours and views of the surrounding countryside. The hamlet of Kirland is situated nearby and the property remains within easy reach of the town centre, which is approximately one and a half miles away. The town offers a varied range of shopping, educational and recreational facilities, also the main A30 and A38 trunk roads are close at hand offering excellent links with the remainder of the county.

ACCOMMODATION (All sizes approximate):-

GROUND FLOOR

Half glazed front entrance door into:-

Entrance Porch
Windows to front and side elevations. Obscure glazed door into:-

Open Plan Lounge/Dining Room
11.57m x 3.74m

(38' x 12' 3") (maximum) Beamed ceiling. Two radiators. Natural stone fireplace and hearth with fitted coal effect gas fire. Two double glazed windows to front elevation. Open tread central staircase to first floor. Multi-pane door into:-

Rear Lobby
Half glazed door to rear garden. Telephone point. Door to utility/cloakroom. Door into:-

Kitchen
5.30m x 2.03m

(17' 5" x 6' 8") A galley style kitchen fitted with a comprehensive range of cream fronted wall, base and drawer units with rolled edge worktops. Inset stainless steel sink and drainer unit with mixer tap. Built-in 'Belling' electric double oven. Separate four ring gas hob with stainless steel extractor hood over. Part tiled walls. Tiled floor. Space for fridge/freezer. Space and plumbing for dishwasher. Radiator. Windows to rear and side elevations overlooking the gardens. Extractor fan. Electric fuse box and meter. Concealed 'Worcester' gas fired combination boiler.

Utility/Cloakroom
2.12m x 1.89m

(6' 11" x 6' 2") White low level w.c and pedestal wash hand basin. Space and plumbing for washing machine. UV water filter system and pump. Wall and base units with rolled edge worktop. Tiled floor. Frosted window to rear elevation.

FIRST FLOOR

Half Landing
Stairs leading up to either side of the first floor.

Main Landing
Doors to two bedrooms and bathroom. Walk-in airing/linen cupboard enclosing hot water storage cylinder and shelving. Separate built-in storage cupboard with hanging rail and shelf.

Bedroom
4.93m x 4.01m

(16' 2" x 13' 2") Radiator. Two double glazed windows to front elevation with countryside views. Part exposed beams.

Bedroom
2.99m x 2.74m

(9' 10" x 9') (Maximum) Double glazed window to front elevation with countryside views. Frosted internal window above stairs.

Bathroom
3.64m x 2.03m

(11' 11" x 6' 8") (L-shaped maximum) White suite comprising:- panelled bath with mixer shower attachment, low level w.c and pedestal wash hand basin. Part tiled walls. Radiator. Access to loft space. Shaver socket. Frosted window to rear elevation.

Bedroom

(Accessed by separate stairs from half landing)
4.08m x 3.93m

(13' 5" x 12' 11") Double glazed window to front elevation with countryside views. Radiator. Part exposed beams.

EXTERIOR

Attached Outside Store Room
2.17m x 1.96m

(7' 1" x 6' 5") Light and power supply. Personal door. Wall units.

Block Built Workshop/Store
Pitched corrugated roof. Personal door. Two windows. Light and power supply. Divided into two sections with the workshop area measuring 4.31m x 3.74m

(14' 2" x 12' 3") and store 3.18m x 1.77m (10' 5" x 5' 10"). Adjoining the rear is:-

Timber Workshop/Store
4.02m x 2.36m

(13' 2" x 7' 9") Personal door. Window. Light and power supply.

From the road is a gated entrance opening onto a large gravelled parking area, which is surrounded by various outbuildings, currently used for general storage. There is a second five bar gate from the road opening onto a smaller gravelled area close to the stream border, which in turn opens into the main garden. The cottage boasts attractive level gardens offering a good degree of privacy and amounting to approximately one acre, being mostly lawn with various vegetable plots and a small orchard. There is a stream running along one of the side boundaries and there is a gated access into the adjoining two acre pasture paddock.

COUNCIL TAX
Cornwall Council. Currently Tax Band 'D'.

DIRECTIONS
From the Lanhydrock roundabout head towards Bodmin (B3268) and as you proceed down the hill turn off left when signposted for Kirland. Stay on this country road until you reach a t-junction and then turn left into Blowinghouse Lane. Follow the road down and over a bridge and the property will then be identified on the right-hand side.

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. "