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" Spacious, character 4 bedroom farmhouse with 2 bedroom adjoining annexe, located close to the town, North Cornish Coast and Bodmin Moor. A range of outbuildings, equestrian potential. EPC Bands E & F. 2.334 Acres, additional 1.693 acres by sep.neg.

SITUATION The property is situated in a convenient location on the fringes of the ancient town of Camelford, which provides access to a range of local amenities, educational facilities, a sports and leisure centre, 18 hole golf course at Bowood Park and access to the North Cornish beauty spots of Tintagel, Boscastle and Trebarwith Strand. The heart of some of the finest riding out and walking in the West Country will be found at Bodmin Moor, designated as an Area of Outstanding Natural Beauty. DESCRIPTION The original property is believed to date back to the 18th Century, of stone and slate construction with rendered and painted elevations and the addition of the annexe approximately 40 years ago. Both properties have their own separate access, via the front and rear. The land and extensive range of outbuildings provide a versatile smallholding or equestrian opportunity. ACCOMMODATION The accommodation is illustrated on the floorplan overleaf and briefly comprises:
 
Pitched slate roof porch with attractive mosaic tiled floor, which continues through the entrance hall. From the hall, doors lead to the sitting room with feature fireplace. A door opposite leads to the dining room, also benefiting from a feature fireplace with multi-fuel burner. The slate floor lobby provides access into the former dairy, now used as a study, and access to the kitchen/breakfast room. The double aspect kitchen/breakfast room could be referred to as the heart of the home. The kitchen has an oil-fired Rayburn and attractive mosaic tiling behind, and is fitted with range of base and eye level wall and floor units with beech worktops, appliance space for cooker, inset 1? bowl stainless steel sink and drainer and slate flagstone floor. The off-lying utility room with fitted wall units and work surfaces has an adjoining boiler/shower room. Stairs from the lobby rise to the first floor landing, which serves the four bedrooms and family bathroom, with low flush WC, pedestal wash hand basin, panel enclosed bath and shower over.
 
The annexe entrance hall opens to the sitting room with feature stone fireplace with wooden surround. The kitchen/breakfast room is fitted with a range of base and eye level wall units, oil fired Rayburn, electric oven point, space for fridge/freezer and washing machine. Further doors from the hall lead to the two bedrooms and separate bathroom. OUTSIDE The front entrance of the property is accessed through the front garden of lawn and flower beds, providing separate access to both properties. Vehicular access is gained by the side entrance, through the gateway to a large concrete yard with steps down to the rear. The yard allows parking for a variety of vehicles, leading to the range of useful outbuildings including the stone built STABLE BLOCK with concrete flooring and light connected, currently divided into the following: open fronted garage with storage loft, stable/workshop with 20' workbench and stable comprising a loose box with storage area to rear. A detached POLE BARN of which 3 elevations are enclosed and a part open front allows vehicle access, with power and light. A stone built barbeque shelter with pitch slate roof. To the rear of the property is a courtyard area with wall mounted water feature and steps rising to an additional lawn area. The property in all extends to 2.33 acres or thereabouts. AGENT'S NOTE There is an additional 1.693 acres available by separate negotiation. SERVICES Mains water, electricity and drainage. Annexe has separately metered electric. Oil fired central heating via boiler for farmhouse. Oil fired heating via Rayburn for annexe. Please note the agents have not inspected or tested these services. The property is sold subject to all local authority charges. VIEWING Strictly by appointment with the vendor's appointed agents, Stags. DIRECTIONS From Launceston travel west along the A30, taking the slip road for North Cornwall. Follow signs for A395, Wadebridge and North Cornwall. Continue along the A395 for approximately 10 miles, passing through the hamlets of Pipers Pool and Hallworthy. At the T-junction, turn left onto the A39, the Atlantic Highway. Continue along this road for approximately 2.3 miles and after passing the signs entering Camelford, the property will be found approximately 170m on the right hand side. Turn right and immediately right through the entrance into yard area. These particulars are a guide only and should not be relied upon for any purpose. "