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" A bright and nicely proportioned 3-bedroomed semi-detached house, positioned in a highly popular residential road, close to the Swanvale area of Falmouth, consequently within easy reach of Penmere railway station, local amenities at Boslowick and within an approximate twenty minute walk of the town centre, with the additional assets of a sunny rear patio, lawned garden to the front and rear, attached garage and deep driveway parking.

THE PROPERTY With the benefit of immediate vacant possession, this family sized house offers light, three-bedroomed accommodation, with a partially wooded outlook to the front, in a quiet and conveniently situated residential road, on the outskirts of the town, with a double aspect living area spanning the full width of the property, and the added benefit of ample driveway parking, gardens and a garage. A deep driveway with parking for at least two vehicles leads up to the front entrance, adjacent to the front lawned garden, which offers potential for further off-road parking if required. Inside the house, which features double glazed windows and doors throughout, the accommodation comprises: a bright entrance hallway with stairs to the first floor, behind which stands a tasteful and light kitchen (refitted in recent years) with access to the gardens. The deep living area, with ample sitting and dining space, is once again lovely and bright with a large window to the front and sliding patio doors to the rear garden from the dining are. Upstairs, both double bedrooms are well proportioned, one to the front which is adjacent to the third bedroom/study, and one to the rear which is situated close to the bathroom. Behind the house, a full width paved patio, along with a raised lawned garden, enjoys much sun due to its south-west aspect and benefits from pathway access around the side of the garage. Other similar houses within the road, have chosen to extend over the attached garage, so we believe this house could provide a similar opportunity for those looking for further accommodation (subject to all necessary consents). THE LOCATION Shelburne Road is a quiet, sought-after no-through residential road, close to the Swanvale and Boslowick areas of Falmouth and within a short distance of Falmouth town centre and Swanpool Beach. Local primary and secondary schools are also nearby, as is the expanding university campus at Tremough, Penryn. Falmouth golf course and the excellent sailing waters of the Fal Estuary are also nearby, and the cathedral city of Truro is approximately eleven miles distant, easily accessed via the railway station at Penmere, a few minutes walk from the property. THE ACCOMMODATION COMPRISES (All dimensions being approximate) A few steps lead from the front driveway and through the front garden to the uPVC double glazed front entrance door, with matching side screen, which opens into the:- ENTRANCE HALLWAY 3.84m(12'7'') x 1.85m(6'1'') A light and spacious entrance area with stairs rising to the first floor, with useful storage space under. Night storage heater. Door to built-in storage cupboard and doors to the living area and to the:- KITCHEN 3.28m(10'9'') x 2.79m(9'2'') uPVC double glazed rear door and additional uPVC window provide much light into this tastefully refitted kitchen, with a range of cream-fronted base and eye level cupboards and drawers, roll-top worksurfaces in between and brushed metal furnishings. Inset stainless steel sink with drainer and mixer tap, recess for electric hob/oven. Space for three quarter height fridge/freezer and space and plumbing for washing machine/dryer. Tiled splashback areas to two walls adjacent to a serving hatch to the dining area. Fitted cupboard housing the alarm

(disconnected) along with the fuse box and consumer units (newly fitted in May 2010). Vinyl flooring. LOUNGE/DINER 7.10m(23'4'') x 3.49m(11'5'') Second measurement narrowing to 2.54m(8'4) within the dining area. An immensely light and deep room, covering the full length of the house, with a broad uPVC double glazed window to the front elevation, with obscured glazed screen under. uPVC double glazed sliding door from the dining area to the extremely sunny rear patio and gardens beyond. Serving hatch to the kitchen. LANDING Door to the airing cupboard housing the hot water cylinder, further doors to the three bedrooms and bathroom. Loft hatch, night storage heater. BEDROOM ONE 3.54m(11'7'') x 2.98m(9'9'') A good sized double bedroom with large uPVC double glazed window to the sunny rear elevation, overlooking the rear gardens. BEDROOM TWO 3.58m(11'9'') x 3.35m(11'0'') Another good sized double bedroom with matching uPVC double glazed window to the front elevation, the lovely partly wooded outlook to the front. BEDROOM THREE 2.69m(8'10'') x 2.06m(6'9'') A larger than average third/single bedroom with large uPVC double glazed window to the front elevation with the same elevated outlook as bedroom two. BATHROOM 2.37m(7'9'') x 1.66m(5'5'') Another bright room, the three-piece suite is comprehensively tiled on the walls and around the bath with electric shower unit over. Pedestal wash hand basin and low flush WC. Obscured glazed uPVC window to the rear elevation. Towel rail, ceiling spotlights. ATTACHED GARAGE Accessed via the main up-and-over door/vehicular entrance at the head of the driveway, this garage is attached to the property and therefore, in our opinion, one could extend the accommodation above, as similar properties along this road have already done so (subject to all necessary planning permissions and consents). FRONT GARDEN Mainly laid to lawn, this easy to maintain front garden area is bordered by a high wall adjacent to the next door property, and a short walk dividing the front driveway. Flower beds stocked with mature bushes. DRIVEWAY PARKING Leading from Shelburne Road itself, a deep front driveway, leading up to the garage, provides off-road parking for at least two vehicles. REAR PATIO Accessed around the side of the garage, through the kitchen door or the sliding door from the dining area, this level, particularly sunny, south west-facing patio has been laid with paving slabs and covers the full width of the house and garage. REAR GARDEN Behind the patio is an additional raised, fairly level lawned area, accessed from one side adjacent to the garage and enclosed by a rear fence, side fencing and wall opposite. SERVICES Mains electricity, water and drainage are connected to the property. Telephone points (subject to supplier's regulations). COUNCIL TAX Band B - Cornwall Council. TENURE Freehold. POSSESSION Immediate vacant possession upon completion of the purchase - the vendor offering the additional benefit of no onward chain. VIEWING Strictly by prior appointment with the vendor's Sole Agents - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813. FLOOR PLANS For identification purposes only - not to scale. These particulars have been prepared as a general guide only for prospective purchasers. Although every effort has been made to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the building, services, appliances and any fixtures and fittings. All measurements, dimensions, acreages and distances are approximate and should not be relied upon for accuracy. All buyers should rely on their own surveys and investigations in connection with a purchase of the property.
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