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" On the outskirts of the highly popular and well served village of Perranwell Station, enjoying an attractive outlook from the rear to neighbouring private woodland, an extremely interesting terraced cottage, providing versatile 2 (possibly 3) bedroomed accommodation, with gas central heating, rear conservatory, garden and private off-road parking space. For sale with the additional benefit of immediate possession, with no onward chain.

THE PROPERTY 'Grooms Cottage' is a terraced cottage on the outskirts of the ever-popular village of Perranwell Station, midway between the cathedral city of Truro and port of Falmouth, extended by a previous owner to create a 'much-larger-than-expected' property, of intriguing design and layout, providing versatile two (possibly three) bedroomed accommodation with rear garden and private off-road parking, in addition to unrestricted parking to the front, on this quiet tree-lined lane. For sale with the benefit of immediate vacant possession, with no onward chain, the cottage has gas fired central heating, two reception rooms (one of which could be used as a third bedroom if preferred), rear conservatory, ground floor shower room, kitchen opening onto the front gardens, and, to the first floor, two well proportioned double bedrooms, both with built-in wardrobes, and a spacious family bathroom/WC. Front gardens are terraced for ease of maintenance, and rear gardens are level, back onto attractive light woodland of nearby 'Melingey House', and from these rear gardens a pathway provides access to a private off-road parking space, with cedar store. THE LOCATION Tarrandean Lane is a quiet, established, residential area, on the outskirts of Perranwell Station, with no through traffic. Within easy level walking distance of 'Grooms Cottage' there is a regular bus and rail service, to the neighbouring towns of Truro and Falmouth, which are both approximately six miles distant respectively. Excellent day-to-day amenities within the village include a highly regarded county primary school, garage, village stores, community hall and public house, The Royal Oak. THE ACCOMMODATION COMPRISES (All dimensions being approximate) ENTRANCE HALL Small pane casement door with matching side screen from the front elevation. Coved ceiling, part panelled wall, obscure glazed casement doors to the living room and to the:- CLOAKS/SHOWER ROOM Slate tiled flooring, white three-piece suite comprising low flush WC, pedestal wash hand basin with tiled splashback and corner-entry tiled shower cubicle with Triton instant shower. Obscure glazed casement window to the front elevation, coved ceiling, Dimplex convector heater, radiator/towel rail. LOUNGE 4.56m(15'0'') x 4.10m(13'5'') Second measurement including stairwell with timber balustrade and handrail rising to the first floor landing. Replacement uPVC double glazed window to the rear elevation overlooking the gardens, open fireplace with brick surround, radiator, double, glazed, casement doors to the conservatory, twin casement doors to the dining room, under-stair storage cupboard, further glazed casement door opening into the:- KITCHEN 3.39m(11'1'') x 2.38m(7'10'') Casement window and small pane door with outside canopy, overlooking and opening onto the front gardens and pathway. Ceramic tiled flooring. Range of fitted wall and base units with beech-effect round-edge worksurfaces between with complementary tiled splashbacks. Stoves four-ring gas hob with concealed illuminated filter canopy over and stainless steel fan oven/grill below. Towel/tray recess. Recesses with plumbing for automatic washing machine and dishwasher. Inset stainless steel sink unit with mixer tap. Radiator, space for upright fridge/freezer. DINING ROOM 2.90m(9'6'') x 4.90m(16'1'') An extremely versatile second sitting room with twin, glazed, casement doors from the lounge. Traditional cast iron fireplace with tiled hearth and timber surround. Coved ceiling, radiator, dimmer switching, replacement uPVC double glazed windows to the conservatory and rear elevation. CONSERVATORY 4.52m(14'10'') x 2.20m(7'3'') Of part block construction with large, picture, uPVC double glazed windows and double casement doors, overlooking and opening onto the rear gardens with an attractive outlook to light woodland beyond. Further courtesy door to the side elevation, radiator. LANDING Staircase rising from the living room, coved ceiling, access to loft storage area, radiator, built-in boiler cupboard housing Ferroli gas fired combination boiler providing domestic hot water and central heating, with slatted linen shelving. Dual aspect angular window to the front elevation, storage cupboard, access to further over-head storage area, half obscure glazed casement doors to the bedrooms and bathroom. BEDROOM ONE 2.75m(9'0'') x 4.63m(15'2'') Replacement uPVC double glazed window to the rear elevation enjoying an attractive lightly wooded outlook. Range of fitted cupboards. Radiator. BEDROOM TWO 3.20m(10'6'') x 4.10m(13'5'') Another well proportioned double bedroom with replacement uPVC double glazed window to the rear elevation, again enjoying an attractive lightly wooded outlook. Further range of fitted cupboards, radiator. BATHROOM/WC Complementary white three-piece suite comprising pedestal wash hand basin with tiled splashback, low flush WC and panelled bath with tiled surround. Broad small pane casement window to the front elevation, medicine cabinet, radiator/heated towel rail, Dimplex convector heater. FRONT GARDENS From Tarrandean Lane, there is a broad, stone, retaining wall with double gateposts and pathway with steps leading down to the front entrance door and canopied entrance to the kitchen. The front gardens comprise two shrub beds planted with rhododendrons, two dracaena palm trees, bamboo and other plants, bisected by a concrete pathway. Further pathway continuing across the front of the cottage to a useful outside implement store. Exterior water tap. REAR GARDENS To the rear of the cottage there is a well enclosed and level garden with doors from the conservatory. Bordered to either side by mature hedging, rear boundary with a stone wall and light woodland beyond. A pathway continues across the rear of the neighbouring properties to the:- PARKING AREA With part glazed cedar store. This parking area benefiting from a right of access from Tarrandean Lane. SERVICES Mains electricity, water, drainage and gas are connected to the property. Telephone points (subject to supplier's regulations). Gas fired central heating. COUNCIL TAX Band C - Cornwall Council. TENURE Freehold. POSSESSION Immediate vacant possession upon completion of the purchase - our client 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. DIRECTIONAL NOTE From the centre of Perranwell village take the road to Carnon Downs and Truro, passing the Morgan garage on the left-hand side, continuing around the right-hand bend and up the hill towards the railway station. Immediately opposite the railway station car park, turn right onto Tarrandean Lane, pass the right-hand turning into Keeble Park, after which 'Grooms Cottage' will be found after a short distance on the right-hand side. 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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