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" SPACIOUS SEMI DETACHED HOUSE

In a quiet semi rural position just a short walk from the village centre.
Large garden and private driveway providing plenty of parking.
Internal viewing essential.

A very spacious semi detached house located close to the centre of Grampound village yet in a quiet semi rural position well away from the main road. The property forms part of New Hill Estate however it has its own independent access from Pepo Lane which is a quiet country lane and this sets it apart from neighbouring properties and is a real bonus as the driveway provides plenty of parking in addition to the single garage. The house occupies a large plot with good size gardens including a lawn and several productive vegetable plots as the current owner is a keen gardener, however this could easily be changed to additional lawn if required. The house itself is a good size with three bedrooms and bathroom on the first floor with sitting room, kitchen/dining room, cloakroom, utility room and integral garage downstairs. There is potential to extend the property and plenty of scope for adding a conservatory if required (subject to gaining any necessary consent). All of the windows are double glazed and there is oil fired central heating. The current owners had photo-voltaic solar panels installed in 2012 which provides a useful income from the feed in tariff and reduces the electricity bills. An internal viewing is essential. Grampound is a thriving community part way between the Cathedral city of Truro and the market town of St. Austell. Everyday facilities include a village general store and post office, public house, primary school, doctors surgery, community village hall and a Chinese restaurant. A regular bus service connects both Truro and St. Austell where there is a wider range of facilities. Secondary schools in the area include The Roseland at Tregony and Brannel at St Stephen. Main line railway stations can be found at Truro or St Austell. In greater detail the accommodation comprises (all measurements are approximate):

Fully double glazed door opening to:- ENTRANCE HALL Stairs leading to first floor with storage cupboard below. Spotlights. Radiator. Georgian style glazed doors leading to kitchen/dining room and:- SITTING ROOM 5.79m x 3.12m

(19' x 10'3') A light twin aspect room with windows overlooking the front and rear garden. Open tiled fireplace, two wall lights, t.v. point, radiator, coved ceiling and two ceiling lights. KITCHEN/DINING ROOM 4.17m x 4.01m

(13'8' x 13'2') With an excellent range of base and eye level kitchen units. Ceramic hob with extractor hood over. Worktops with tiled splashbacks incorporating single stainless steel sink with single drainer, double integral oven, space and plumbing for dishwasher and space for fridge/freezer. Storage cupboard. Walk-in larder cupboard with shelves and light, electric meters and electrics for the inverter of the photo-voltaic roof panels. UTILITY ROOM 3.68m x 2.95m

(12'1' x 9'8') Fully glazed double glazed doors leading to front and rear gardens. Window to rear. Oil fired central heating boiler. Tiled floor. Space and plumbing for washing machine. CLOAKROOM Low level w.c., wash hand basin, tiled floor and coat hanging hooks. INTEGRAL GARAGE 5.08m x 3.20m

(16'8' x 10'6') Metal up and over garage door. Light and power. Window to rear. Door to utility room. FIRST FLOOR LANDING Loft access, radiator, shelved airing cupboard with storage cupboard over and window overlooking the driveway. BEDROOM 1 4.01m x 3.10m

(13'2' x 10'2') A twin aspect room with windows overlooking the side gardens, driveway and rear garden. Radiator. Telephone point. BATHROOM A tiled room with white suite comprising low level w.c., pedestal wash hand basin, panelled bath, shower cubicle with glazed doors and Mira shower. Frosted window to front. Radiator, electric shaver point and extractor fan. Spotlights, frosted window to front and mirror fronted cabinet. BEDROOM 2 3.10m x 3.10m

(10'2' x 10'2') Window overlooking the rear garden. Radiator. BEDROOM 3 2.84m x 2.62m

(9'4' x 8'7') With window overlooking the front garden. Radiator. OUTSIDE The property is approached from Pepo Lane and double metal gates open to the tarmac driveway where there is parking and turning space as well as access to the garage. We understand that the tarmac parking in front of the gates forms part of the property (this would need to be confirmed with your conveyancer) where there is parking for three cars. An attractive stone Cornish wall makes an attractive entrance to the property. The front garden has raised vegetable/flower bed and a paved pathway leads to the front door where there is an outside light and tap. This area could easily be tarmaced to provide additional parking or laid to lawn if required. There is potential to extend the property and plenty of scope for adding a conservatory if required. The 8' x 4' greenhouse and wooden garden shed are included in the sale. There are various shrubs and plants including camellias and hydrangeas and the pathway continues to the front door. The upper garden comprises a gently sloping lawn, several fruit trees, holly, bamboo and camellias. A section of this garden is being cultivated for vegetables but again could easily be laid to lawn if required. A pathway runs along the side of the garage with steps leading to this garden and there is also a doorway providing rear entrance into the utility room. SERVICES Mains water, electricity and drainage are connected. Oil fired central heating. N.B The electrical circuit, appliances and heating system have not been tested by the agents. VIEWING Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone: 01872 242244 or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone 01326 270008. DIRECTIONS Proceeding from Truro along the A390 proceed into the village of Grampound passing the Dolphin Inn (on the left) and take the next left hand turning into Pepo Lane. Continue past the entrance to the New Hill Estate and the property is easily located on the left where a Philip Martin board has been erected. "