Ladock

SURPRISINGLY SPACIOUS SEMI DETACHED COTTAGE ON VILLAGE OUTSKIRTS

A very well presented single storey cottage enjoying rural views in a convenient location.
Three bedrooms, sitting room, kitchen/dining room, study, bathroom and boot room.
Private enclosed rear garden. Parking for three cars.
Photovoltaic and Solar Thermal Panels reduce electricity bills. Double Glazing.
Internal viewing essential.
EPC - E. Council Tax Band C

General Comments - Tregerris Lower Cottage is a single storey semi detached cottage that has been extended in the past creating spacious accommodation. It is very understated from outside and much larger than it looks with well proportioned rooms and high ceilings. At the rear is a very private enclosed garden that enjoys complete privacy and sun for the majority of the day. The garden is a wildlife haven and provides ample space for sitting out. The cottage is beautifully presented throughout and comprises four bedrooms, large sitting room, spacious kitchen/dining room, bathroom and boot room. The current owners are using the fourth bedroom as a study. All of the windows and doors are double glazed and there are modern Gabasson ecombi electric storage heaters. The property benefits from solar thermal and photovoltaic panels which reduces electricity costs in conjunction with Low Carbon Ladock. A tarmac drive provides parking for three cars. An internal viewing is essential.

Location - Ladock is a thriving community approximately six miles east of Truro city. There is an excellent range of village facilities including public house, primary school, parish church and a modern village hall with regular clubs and activities. Tregerris Lower Cottage is within The Roseland Academy secondary school catchment at Tregony which is rated outstanding by Ofsted. A school bus picks children up from Ladock village. Probus is within a couple of miles where there are further facilities and Truro is renowned for its excellent shops as well as a good selection of bars, restaurants and main line railway link to London and the north. The property is ideally located for access to the south and north Cornish coasts and Newquay airport is approximately thirteen miles to the north.

In greater detail the accommodation comprises (all measurements are approximate):

Entrance Hall - Composite front door. Gabasson ecombi electric heater. Loft access, shelved storage cupboard.

Bedroom One - 4.17m x 3.81m (13'8" x 12'5") - Window to front. Wooden floor. Feature working open fireplace with slate hearth, wood surround and mantle. Dado rail. Exposed wooden floor. Gabasson ecombi electric heater.

Bedroom Two - 2.73m x 2.72m (8'11" x 8'11") - Window to front. Exposed wooden floor. Gabasson ecombi electric heater.

Bedroom Three - 3.60m x 2.62m (11'9" x 8'7") - Window to front. Exposed wooden floor. Gabasson ecombi electric heater. Airing cupboard housing large stainless steel unvented hot water cylinder. Invertor and controls for the solar panels.

Bathroom - 2.77 x 2.15 (9'1" x 7'0") - A modern white suite comprising low level w.c, pedestal wash hand basin, panel bath and separate shower cubicle. Tiled floor. Extractor fan. Window to rear. Gabasson ecombi electric heater.

From the entrance hallway two steps lead to:-

Inner Hallway/Boot Room - 2.70m x 2.41m (8'10" x 7'10") - Window overlooking the rear garden. Tiled floor. Telephone point. Doors to kitchen and to:

Bedroom Four/Study - 2.54m x 2.00m (8'3" x 6'6") - French doors opening into rear garden. Tiled floor.

Kitchen/Dining Room - 6.55m x 3.21m (21'5" x 10'6") - A well proportioned, light room with picture window overlooking the rear, two windows to side (one with countryside views) and half glazed door opening into the garden. Base and eye level kitchen units, one and a half bowl stainless steel sink/drainer, space and plumbing for washing machine, space for tumble drier, single electric oven with ceramic hob and extractor hood over, Solid wood flooring.

Sitting Room - 5.71m x4.48m (18'8" x14'8") - A very spacious twin aspect room with window to front and side enjoying a pleasant outlook over the neighbouring fields. Large slate feature hearth with wood burning stove. NB The stove is not in working order and will need modifications to the flu and fittings by a Hetas qualified engineer prior to use. Gabasson ecombi electric heater. Television point. Loft access with ladder and light being partially boarded.

Outside - At the front is a tarmac driveway that provides off road parking for three cars. Entrance door with storm porch.

Rear Garden - The rear garden enjoys total privacy and the sun for the majority of the day. It is enclosed within a solid wall and therefore extremely secure and safe for older children and pets. The current owners have planted many interesting shrubs and plants including magnolia, clematis, grape vine and honeysuckle to name just a few. It is a natural haven for wildlife and purposely left wild in places to encourage bees, birds and insects. There are several sitting out areas including a lower patio accessed from the garden room/study and steps lead to a higher terrace.

Services - Mains water and electric. Private drainage. Solar thermal panels for hot water and photovoltaic panels in conjunction with Low Carbon Ladock.

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: . Fax: or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone .

Directions - From Truro proceed in an easterly direction on the A390 through the village of Tresillian and after a short distance out of the village turn left signposted to Probus and Ladock. Take the next left on the B3275 signposted to Ladock. After approximately 2 miles, and just before entering the village of Ladock, Lower Tregerris Cottage will be located on the right hand side identified by a Philip Martin for sale board.

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