5 Bedroom Not Specified

An exceptional Grade II Listed farmhouse, brought to the market for the first time in over 50 years and privately positioned with approximately 2 acres of stunning gardens. Accessed via a quiet council-maintained road with no near neighbours, the property offers rare seclusion on the fringe of Launceston and displays a wealth of original character including granite fireplaces and exposed beams. The farmhouse provides four bedrooms and an additional office or child’s bedroom. There is an impressive range of outbuildings as might be expected in a former farmstead including what was once a cider cellar, apple loft, cart house, bank barn with milking areas and threshing floor above, adjoining former stable (this part has planning approval for domestic use) and a former cattle shed now used as a workshop and garaging being Grade II listed. These buildings offer huge potential for further conversion to domestic or business use.

ACCOMMODATION ENTRANCE HALL

Beautiful studded timber door. Externally, above the front door is a granite lintel inscribed MERC 1586 with a wonderful granite cavetto moulded arch with fern leaf carved spindles. Internally the former cross passage has a wonderful early plank and muntin screen between the Hall and Living Room with stairs rising to the first floor. Fitted carpet, under stair storage cupboard, wall lighting and door to:-

SITTING / DRAWING ROOM

Open slate fireplace with slate surround and hearth with Jet Master fire inset. Wall lighting, central heating radiator, T.V. point and fitted carpet.

LIVING ROOM

With lounge and dining areas this room is the hub around which the house functions. Small-pane windows to the front elevation with large window seat. Oak parquet flooring throughout, T.V. point, central heating radiator, directional spotlighting and beamed ceiling. Stunning inglenook fireplace with clome oven having granite jambs and chamfered oak mantel housing a “Fisher” log burner with lined chimney set on granite hearth with stone surround. Central heating radiator, wall light and door to entrance hall. Further door to utility and cloakroom.

KITCHEN / DINING ROOM

Small-pane window to the rear with built-in window seat, table and bench seating for informal dining. Ceramic tiled floor throughout and feature beamed ceiling. Ceiling light, T.V. point and three quarter wall separating the kitchen area which comprises a matching shaker style suite of wall and base units with integrated dishwasher, fridge and double oven. Worksurface with inset one and a half bowl sink with drainer and mixer tap over. Gas hob and window to the side overlooking the garden. Tiled splash backing and directional spotlighting.

REAR PORCH

Leading to the Living Room, brick built to half height with quarry tiled floor. Windows to two sides with slate shelves and recess for letter box. Wall light.

UTILITY

Small-pane window into the rear porch. Vaulted beam ceiling, original slate flooring and range of matching wall and base units with roll top worksurface and inset single bowl sink with mixer tap over. Space and plumbing for washing machine, tiled splash backing, ceiling light, central heating radiator and space for chest freezer. Door to:-

CLOAKROOM

Small-pane window to the side. Further vaulted ceiling, space for coat and boot storage. Original slate shelving and W.C.

FIRST FLOOR

Small-pane window to the side over stairs leading to a long landing with fitted carpet and exposed beams leading to all the first floor rooms. Airing cupboard with lagged hot water cylinder and further small-pane window to the rear.

BEDROOM ONE

Small-pane window to the front with a southerly aspect overlooking the garden. Central heating radiator. Built-in wardrobes and storage cupboard, fitted carpet, ceiling lights and built-in headboard with integral bedside cabinets. Wash basin with mixer tap. Further space for bedroom furniture.

BEDROOM FOUR

A single room with small-pane window to the front again with a southerly aspect overlooking the garden. Loft access hatch, fitted carpet, built-in wardrobe with Homework desk to side, built-in wash basin, directional spotlighting, ceiling light and central heating radiator.

BEDROOM THREE

A further single bedroom with small-pane window to the front with southerly aspect. Fitted carpet, built-in cabin bed with drawers under and cupboards above with integrated hand wash basin and central heating radiator.

BEDROOM TWO

A double bedroom with small-pane window to the front overlooking the garden. Central heating radiator, built-in wardrobe, vanity unit and inset hand wash basin with cupboard under. Fully fitted carpets, exposed trusses and ceiling light.

OFFICE (CHILD’S BEDROOM FIVE)

Dual aspect room with one double glazed plastic window and one small pane window. Fitted carpet, central heating radiator, built-in cupboard, ceiling light, broadband router position and multiple power points, exposed trusses and beams.

SEPARATE W.C.

Obscure window, W.C. and hand wash basin. Fitted carpet, ceiling light and exposed beam.

SHOWER ROOM

Pedestal hand wash basin and large shower enclosure with tiled splash backing and glass screen with mixer power shower. Fitted carpet, heated towel rail and radiator, exposed beams and trusses. Ceiling light.

EXTERNAL GARDEN W.C.

Access at the front of the property with butler sink, W.C. and ceiling light. Small-pane window to the side. Electricity outlets for garden entertaining.

DOUBLE GARAGE AND WORKSHOP

Stone construction with slate roof adjoining the main residence. Formerly a Cider Cellar with Apple Loft over now used as a machine shop with a railway room above. Concrete floor with DPC, two windows to the front with double opening doors, strip lights, work bench and custom shelving, pedestrian internal door to garage. Independent electrical consumer unit and window to the rear. All windows and doors to this workshop have steel security bars installed. The first floor is accessed by steps outside with two double Velux skylights, vaulted ceiling and benches for former model railway.

GARAGE AREA

A double garage and storage area with two electric up and over doors to the front, mezzanine storage above, solid concrete floor, strip lighting and window to the front.

BARN / FORMER STABLE

To the North side of the yard is a range of South facing buildings comprising a two storey Bank Barn which at one time had milking cow stalls on the ground floor with barn machinery above, part of the shafting to drive the machinery is still present. At the rear is the remains of a Horse Round. Today the ground floor provides a garage with double doors having storage at either side and by a Victorian Cast Iron Spiral Staircase a multi purpose room with chandeliers (included) and double doors at the front and rear dating from its one time threshing use. There is internal access to the adjoining building at ground and first floor levels. This building was built as a stable with loft over, but is now used as a domestic wood working workshop on the ground floor with a hospitality room above with a modern wood burning stove. The original barn steps lead down to the Mowhay area behind. It is this part of the building which has the permission for conversion to domestic use. This North Side range has a temporary electricity supply by underground cable and a distribution board but more recently water and foul drainage and a further underground electricity cable have been brought to the building in anticipation of development. All of the above buildings are listed and were either altered before the listing or have been the subject of listed building consents. All slate roofs have been renewed in present ownership.

PRINCIPAL WORKSHOP

This is a steel frame conversion of an early stone cattle building to a modern cattle shed which is now a workshop which has been in hobby use for Steam Engines and latterly a pre war car. The wall to the yard comprises four industrial electrically driven roller shutter doors with minimum width of 3.88m and a vertical clearance of 3.41m. There are modern LED lights, a sink with electric water heater, work bench (included) and a car lift available by negotiation. Adjoining this building is a log shed. A stone wall forms an elegant approach to the property, enclosing a superb in-and-out sweeping tarmacadam driveway that sets the tone for the exceptional grounds.

SERVICES

Mains water and electricity with three phase available at the pole in the Orchard. Oil fired central heating and drainage to a recently installed treatment plant with sufficient capacity to handle domestic conversion of out buildings. Broadband - Fibre to the house.

EE Rating - F

Council tax band - E

Directions

What3Words – storeroom.mirroring.union

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Easements, wayleaves & rights of way The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Disclaimer Kivells, their clients, and any joint agents give notice that they are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, boundaries, measurements, or distances are approximate. The text, photographs, CGI’s, and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation, or other consents, and Kivells have not tested any services, equipment, or facilities. The property is sold subject to all matters in the Property and Charges Register, including rights of way, wayleaves, and easements. Purchasers are deemed to know all boundaries; neither the vendor nor agents will define them. Boundary disputes will be decided by the vendor’s agent. Nothing in these particulars constitutes financial advice. Seek your own financial advice. Using Mortgage Genies SW Ltd. services will result in a referral fee of £250 + VAT to Kivells. Kivells retains copyright to all sales particulars, photographs, floor plans, sketches, and advertisements.

Verified Material Information

Council Tax band: E Tenure: Freehold Property type: House Property construction: Standard construction Energy Performance rating: F Electricity supply: Mains electricity Solar Panels: No Other electricity sources: No Water supply: Mains water supply Sewerage: Sewerage treatment plant Heating: Oil-powered central heating is installed. Heating features: Wood burner Broadband: FTTP (Fibre to the Premises) Mobile coverage: O2 - Good, Vodafone - Good, Three - Good, EE - Great Parking: Garage and Driveway Building safety issues: No Restrictions - Listed Building: Grade II Listed Restrictions - Conservation Area: No Restrictions - Tree Preservation Orders: None Public right of way: No Long-term area flood risk: No Historical flooding: No Flood defences: No Coastal erosion risk: No Planning permission issues: No Accessibility and adaptations: None Coal mining area: No Non-coal mining area: No All information is provided without warranty. Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0. The information contained is intended to help you decide whether the property is suitable for you. You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: builder, plumber, electrician, damp, and timber expert.