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" On the instructions of the executors: available with immediate vacant possession and no onward chain, a 2 double bedroomed, 2-storey 'duplex' apartment benefiting from garaging and occupying part of the ground and first floors in this particularly well-positioned seafront development, enjoying breathtaking, unobstructed and southerly-facing views directly out to sea and across the entire breadth of Falmouth Bay from Pendennis Point and castle, to the shoreline of The Lizard peninsula, mouth of the Helford River and Manacles beyond.

THE PROPERTY Boscawen flats occupies one of the finest positions on Falmouth's seafront, looking directly out to sea, with the main rooms enjoying a breathtaking and completely unobstructed outlook over the constant marine activity within Falmouth Bay, destination of an increasing number of cruise liners, a place of shelter for ships during stormy weather and 'playground' for leisure craft of all shapes and sizes. Number 2 is a duplex 'apartment' which occupies part of the ground and first floor of this prestigious development which fronts Cliff Road, Falmouth's seafront, with Emslie Road to the rear providing vehicular access into a 'courtyard' of garages, one of which is included with the sale of Number 2. Level access from this parking area leads to the entrance which is found to the rear of the development; an entrance porch enters into a deep reception hall, off which there is a useful cloakroom/WC/utility and turning staircase to the bedroom landing, off which are found the two double bedrooms, one sea-facing and benefiting from an en-suite shower room, and the main bathroom/WC. At entry floor 'level' is a kitchen with comprehensive range of built-in units and the main living room, located at the front of the building, which has a full width patio door with part glass-fronted balcony providing a wonderful vantage point to enjoy the sea views, from inside as well as out. Throughout, the property benefits from double glazing and economic night storage heating with the added benefit of immediate vacant possession and no onward chain. A management committee ensures the continued maintenance of the building and grounds which, to the front, include broad lawned terraces with shrub borders and residents pathway with steps onto the seafront, to Castle and Gyllyngvase beaches, and the lovely cliff tops walks around Pendennis Point and to Swanpool and Maenporth beyond. THE LOCATION With no property between Boscawen flats and the sea, prospective purchasers can be assured of their acquisition of a limited and, no doubt, appreciating asset, bearing in mind how few properties exist with such uncompromised views. Castle and Gyllyngvase beaches are but a few minutes walk away and a regular bus service from the seafront leads regularly into Falmouth's town centre which remains within an approximately ten/fifteen minute walk. Consequently, a full range of commercial, retailing and leisure amenities are close at hand including an excellent range of restaurants, harbourside bars, sports clubs and galleries. A nearby railway station provides easy access to the cathedral city of Truro, approximately twelve miles distant, the county's retailing, commercial and administrative centre, from where there is also a mainline rail link to London (Paddington) with a journey time of approximately four and a half hours. With Falmouth's sub-tropical gardens, National Maritime Museum and English Heritage Site is also within easy reach, to Boscawen flats offers a rare opportunity to purchase a home perfect for permanent and second home purchasers alike. An immediate viewing appointment is therefore strongly recommended. THE ACCOMMODATION COMPRISES (All dimensions being approximate) uPVC obscure double glazed entrance door to entrance lobby. ENTRANCE LOBBY Coved and timber panelled ceiling. Part panelled and glazed door to entrance hallway. ENTRANCE HALLWAY Turning staircase descending to the bedroom hallway. Panelled and glazed doors to the utility/WC, sitting room and sliding door to the kitchen. KITCHEN 3.28m x 2.62m

(10'9' x 8'7') uPVC double glazed window to the rear elevation. Mossiac-style tiled worksurfaces and splashback with timber edging, cupboards and drawers under with matching wall units. Integral dishwasher, larder-style fridge with separate freezer under, integral oven and grill and combination microwave, inset four-ring electric hob with stainless steel extractor hood with light over. Tiled flooring. Timber ceiling. SITTING ROOM 5.43m x 3.64m

(17'9' x 11'11' ) A 'wall of glass' comprises uPVC double glazed patio door with matching side panels opening onto and overlooking the balcony to the uninterrupted, 180? degree views of Falmouth Bay from Pendennis Castle, Point, Stack Point, Rosemullion Headland, The Lizard and Manacles beyond. Timber ceiling. Television socket. Electric coal-effect fire with timber surround and hearth. SEA-FACING BALCONY Sliding patio doors opens from the sitting room to a tiled balcony with glazed panel enjoying the southerly 180?, unobstructed views from Pendennis Point, Castle and across Falmouth Bay to Stack Point, Rosemullion Headland, The Lizard and Manacles. UTILITY/WC Low flush WC. Airing cupboard housing the hot water tank with slatted shelving. Further built-in cupboards. Plumbing and space for washing machine. Tiled flooring. Painted timber ceiling. BEDROOM HALLWAY Turning staircase descending from the entrance hallway. Timber panelled door to deep walk-in under-stair storage cupboard, further shelved storage cupboard. Panelled door to the bathroom and part panelled and glazed doors to the two bedrooms. BEDROOM ONE 4.24m 3.54m

(13'10' 11'7' ) uPVC double glazed window enjoying the views over the well tended communal front garden to Falmouth Bay beyond. A range of built-in bedroom furniture comprises: mirror-fronted wardrobes, bedside cabinets, dressing table and further chest of drawers. Timber ceiling. Timber door to en-suite shower room. EN-SUITE SHOWER ROOM Three-piece suite comprising tiled shower cubicle with electric shower, low flush WC and pedestal wash hand basin. Shelved recess. Tiled walling. Electric towel radiator. BEDROOM TWO 3.53m x 2.82m

(11'6' x 9'3' ) uPVC double glazed window to the rear elevation. Built-in mirror-fronted wardrobe with freestanding dressing table and bedside drawer units. BATHROOM Three-piece bathroom suite comprising panelled bath with mixer tap and shower attachment with shelved recess, pedestal wash hand basin and low flush WC. Tiled splashback. Timber ceiling. COMMUNAL FRONT GARDEN From Cliff Road and the seafront, there is an illuminated pedestrian pathway for residents leading to the property. Two broad level lawns are bisected by a further paved pathway and attractive flowering borders include dracaena palm. REAR COURTYARD Accessed from Emslie Road, leading to the residents garaging. Raised flower borders, courtesy lighting, external staircase leading to the apartment. GARAGE 2.44m x 4.83m

(8'0' x 15'10' ) Metal up-and-over door. On entry from Emslie Road, the garage for Number 2 is the second space 'in' on the right-hand side. GENERAL INFORMATION SERVICES Mains electricity, water and drainage are connected to the property. Telephone points (subject to supplier's regulations). Economic night storage heating.

Maintenance charge: ?95.00 per month to cover general maintenance of the building and block insurance etc. COUNCIL TAX Band D - Cornwall Council. TENURE Leasehold. 999 year lease commencing 1970. We understand the freehold is vested within the management company, which is made up of the leaseholders collectively, therefore each apartment has a 'share' of the freehold. We understand keeping pets is not permitted within the building and no form of letting is allowed, under the terms of the lease. Maintenance charge: ?95.00 per month to cover general maintenance of the building and block insurance etc. POSSESSION Immediate vacant possession upon completion of the purchase. VIEWING By telephone appointment with the vendors' Sole Agents - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813. DIRECTIONAL NOTE Proceed along Falmouth's seafront, passing Gyllyngvase Beach on the right-hand side. Before Castle Beach, turn left into De Pass Road and the first left again into Emslie Road. The rear entrance to Boscawen flats can be found after a short distance of the left-hand side. "