Boyton

SITUATION
Set in a small hamlet on the edge of the parish of Boyton with its Church and village primary school. The Stumble Inn & restaurant is within 3 miles and the nearby village of Whitstone (5 miles) has a post office/convenience store catering for day-to-day needs.

The former market town of Launceston is 7 miles distant and offers a range of supermarkets, doctors’, dentists’ and veterinary surgeries together with educational facilities, sporting and social clubs and two testing 18-hole golf courses. The vital A30 can be accessed at Launceston and connects the Cathedral cities of Truro and Exeter.

The coastal resort of Bude is some 13 miles to the north with sandy beaches and coastal walks.

DESCRIPTION
An impeccably presented detached farmhouse of cob, stone, brick and block construction beneath a slate tiled roof which has been the cherished home of the current vendor for the last 16 years. The property benefits from double glazing and oil fired central heating.

The following accommodation is illustrated on the floorplan and briefly comprises: storm porch with door into entrance hall, stairs rising to the first floor and doors into other rooms comprising cloakroom, study/hobby room and family room with open fireplace housing a woodburner on slate hearth. From hallway, 2 steps down into dining room, door into kitchen and opening into lounge with feature brick fireplace housing a wood burner on slate hearth. Glazed doors open into garden room/study with patio doors onto rear terrace.

The kitchen/breakfast room has a range of base and wall mounted units, inset 1½ bowl sink, range style cooker with extractor over, integral dishwasher and fridge and feature fireplace with cloam oven. Patio doors open onto rear patio ideal for al fresco dining.  Door into utility room which has a range of base units, inset sink, space and plumbing for washing machine and tumble dryer, base level oil fired boiler with adjoining airing cupboard. Return door to hallway.

Upstairs there is a split-level landing with doors to all rooms comprising master bedroom with en suite shower, 3 further bedrooms and family bathroom with a bath, separate shower cubicle, sink and WC.

OUTSIDE
The house sits centrally in the plot with gravel driveway and turning area to the front providing parking for several vehicles. Front garden is laid mainly to lawn with a gate leading to a small concrete yard with a useful range of outbuildings comprising wood store, tools store and workshop with power and light connected. The workshop can also be accessed from the road.

Either side of the house are pathways leading to the rear garden which is laid mainly to lawn with well-defined hedge and fence boundaries, useful garden implement store, extensive patio area, greenhouse and timber summerhouse. The plot extends in all to 0.42 acres (or thereabouts).

On the other side of the quiet country lane lies a most attractive parcel of woodland comprising arboretum, timber summerhouse, fenced vegetable garden and large fruit cage. This area amounts to 1.24 acres (or thereabouts) and is available by separate negotiation.

SERVICES
Mains water, mains electricity and private drainage (septic tank). Ultrafast Broadband connected. Council tax band F. Full EPC document available on request. Please note the agents have not inspected or tested these services. 

VIEWINGS
Strictly by prior appointment with the vendors appointed agents, David J Robinson Estate Agents and Auctioneers. Hosted virtual viewings are available for this property.