Boyton, Launceston

A 3 bedroom semi-detached cottage with enclosed rear garden and ample off road parking. 3 Bedrooms, Fenced Rear Garden, Character Features, Private Gravelled Driveway, Stone Outbuildings, Rural Position. Freehold, Council Tax Band: B, EPC band: E.

Situation - The property is positioned between the town of Launceston and the rugged North Cornish Coastline on the outskirts of Boyton, the nearest village with its primary school, Methodist Church and village hall. Launceston, less than 6 miles from the property, offers a range of shops, boutiques, two 18-hole golf courses, sporting and social clubs. There are doctors', dentists' and veterinary surgeries, 24-hour supermarket, M&S Food Hall and education facilities available up to A-level standard and access to the A30 connecting Truro and Exeter. The North Cornish Coastline is within 11 miles, where Widemouth Bay offers a wild and sandy stretch of coastline, popular for surfing and other coastal pursuits.

Description - A well-presented character cottage which has been the much loved family home of our clients for nearly 20 years. The property has been well cherished throughout their ownership undergoing various home improvements and is believed to date back to the mid 1800's, constructed of stone and block under a slate roof. With 3 bedrooms, a family bathroom and generous enclosed rear garden, viewings are recommended to appreciate the property.

Accommodation - The accommodation is presented in excellent order throughout the property with an entrance porch to the front and a side gated access to the rear. The kitchen was installed by the current owners in 2022 and features slate flooring, a range of base units, work surfaces and extra long wall mounted units offering generous storage. There is an integrated dishwasher, cooker and hob with space for white goods such as washing machine and fridge/freezer. The 2 reception rooms have a range of character features with both having slate floors and a multifuel stoves. The sitting room has a beautiful fireplace with a rustic oak mantel.

The first floor presents 2 double bedrooms and a single room, with character features such as exposed hip beams and wooden doors. The single bedroom is currently used as an office for working from home whilst the principle bedroom enjoys rural views. The family bathroom services all 3 bedrooms with a bath, sink, WC and separate shower cubicle.

Outside - The property is approached via a wooden gated entrance to a level area of gravel, re-laid in 2023, and offers ample off road parking comfortably for 4-5 vehicles. A gated side entrance leads to the rear patio which is brick paved and has a pathway to the rear for maintenance for both the property and the neighbour. From the paved patio are steps to the rear garden which is mainly laid to lawn and adjoins the neighbouring farmland with mixed borders of natural hedging and trees. There is a workshop adjoining the property with power and light connected, and a separate stone outbuilding divided into 3 and currently used for storage, with potential for further uses subject to the necessary consents.

Services - Mains electricity and water. Private drainage via septic tank in neighbouring field. Private well water, currently not used. Multifuel burning stoves ground floor with electric heaters throughout first floor. Double glazed uPVC windows throughout. Broadband availability: Ultrafast and Standard ADSL. Mobile Signal coverage: Voice and Data available (Ofcom). Please note the agents have not inspected or tested these services. The property is sold subject to all local authority charges.

Viewings - Strictly by prior appointment with the vendors' appointed agents, Stags.

Directions - From Launceston, follow the signs towards Bude on the B3254 and exit Launceston via St Stephens Hill. After crossing the bridge at Yeolmbridge, follow the road for approximately 3.5 miles where the property will be found on the right hand side identified by a Stags for sale board.

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