Bolventor, Launceston, Cornwall, PL15

Six bed. traditional cottage retaining many original features
with two bed. detached barn conversion, range of useful buildings, lawned gardens and paddocks, in all 3.294 acres. Providing the opportunity to become self sufficient located in a tucked away position with panoramic moorland views.

A fantastic opportunity to purchase an incredibly versatile property located in a private and tucked away position with panoramic views of the moors which has two holiday lets, a range of outbuildings and land, in all 3.294 acres. This property would appeal to those who are looking for a home which offers multi generational living or has income potential.

Throughout the main property and the Barn there are many original features including beamed ceilings, massive granite and stone open fireplaces and slate floors.

The main property briefly comprises of the following:- rear entrance porch, kitchen / diner, shower room, living room and bedroom on the ground floor, whilst on the first floor there are two bedrooms and a bathroom. In the second part of the main house which is currently utilized as a holiday let but could be part of the main house the accommodation is as follows – entrance hallway, bathroom, bedroom, living room, kitchen / diner, entrance porch on the ground floor with two bedrooms on the first floor. To the front of the property, there is an enclosed garden bordered by mature hedge and is laid to lawn.

The recently converted holiday barn which has been finished to a very high standard comprises of the following living room, kitchen / diner and on the first floor there are two bedrooms and a bathroom. Externally the barn has an area laid to lawn with a gravelled area providing parking together with an area for alfresco dining.

Access to the property is via a well maintained lane. Externally there is also a large workshop, a selection of stone built sheds, stable and polytunnel which gives any prospective buyer the ability to become self sufficient. There is a further area of garden to the rear of the property where there is also a covered seating area which is the perfect spot for entertaining or alfresco dining.

To appreciate the wonderful attributes of this property along with its location, a viewing is highly recommended.

LOCATION
Nestling beside the upper reaches of the River Fowey at the foot of Tolborough Tor, Blackadon is set in a wonderful landscape. The wild open expanses of Bodmin Moor are very close to the property and uniquely, access is direct from the A30 east bound carriageway.

In all directions from the property there is countryside of outstanding natural beauty. Bodmin Moor is ideal for walking and riding. Also nearby is Colliford Lake (reservoir) with nature reserve and open access areas of moor adjacent. To the north is the North Cornish coast famed for quaint former fishing villages and popular family surfing beaches. To the east is Dartmoor National Park, and running southwards rivers Fowey, Lynher and Tamar provide fishing, with the Tamar Valley steeped in 18th century mining history.

Blackadon is west of the former market town of Launceston which provides a full range of social, commercial and shopping facilities. The city of Exeter (a further 42 miles) provides intercity rail link, international airport and M5 motorway link. Plymouth (a further 35 miles) provides continental ferry port and city rail link.

ACCOMMODATION

REAR ENTRANCE PORCH
Windows to the rear and side elevations. Space and plumbing for washing machine and tumble dryer and space for free standing freezer. Tiled floor. Oil fired boiler. Stable door into:-

KITCHEN / DINER
Door leading to shower room. Windows to the rear and side elevation and Velux window. Exposed wooden beams with lino flooring. Range of base and eye level units with work surface over having inset stainless steel sink and drainer, tiled splash backing, inset hob with extractor fan above. Exposed stone fireplace with inset double oven and space for dining room table.

SHOWER ROOM
Window to the rear elevation. Low level W.C., wall hung sink with separate taps and walk-in shower with glass screen and shower head above. Floor to ceiling tiles and heated towel rail.

LIVING ROOM
Window to the front elevation with countryside views. Exposed slate flooring with exposed stone wall and granite fireplace with cloam oven and woodburner. Radiator and space for living room furniture. Door into:-

HALLWAY
Stairs rising to first floor. Access into storage cupboard. Doors to other rooms. Carpeted.

BEDROOM ONE
Windows to the rear and front elevations with slate sills. Exposed painted beams, radiator, space for king size bed and bedroom furniture. Door into:-

W.C.
Floor to ceiling panels, low level W.C. and vanity wash hand basin with mixer taps and cupboard below. Radiator.

Stairs from the hallway rise to:-

FIRST FLOOR LANDING
Window to the front elevation with slate sill. Carpeted and door leading to all first floor rooms.

BEDROOM TWO
Two windows to the front elevation with countryside views and slate sills. Exposed painted beams, space for king size bed and bedroom furniture. Carpeted and radiator. Door into storage cupboard.

BATHROOM
Window to the rear elevation. Panel enclosed bath with mixer tap and shower head attachment, low level W.C., vanity unit with wash hand basin and mixer tap with storage below. Heated towel rail, floor to ceiling tiles.

BEDROOM THREE
Windows to the front and rear elevations with slate sill, radiator, carpeted, space for double bed and bedroom furniture.

On the ground floor from the kitchen there is an insulated sound proof door which can be closed meaning the holiday accommodation can be either included in the main property or kept separate. The accommodation comprises:-

HALLWAY
Door leading to rear garden and all ground floor rooms. Stairs rising to first floor. Exposed stonework, radiator and carpeted.

BATHROOM
Window to the rear elevation. Floor to ceiling tiles, low level W.C., vanity wash hand basin with mixer taps and storage below, panel enclosed bath with shower above and glass screen. Heated towel rail.

BEDROOM SIX / RECEPTION ROOM
Window to the side elevation. Wood panelling floor to ceiling, space for double bed, radiator and carpeted. Floor to ceiling built-in storage cupboard. Currently used as bedroom, but could be utilised as further reception room.

KITCHEN / DINER
Window to the front elevation and door leading to front entrance porch. Range of base and eye-level units with worksurface over having inset stainless steel sink with mixer tap and tiled splash backs. Freestanding electric oven with extractor fan above, space for under counter washing machine, fridge or dishwasher. Feature granite fireplace and space for dining room table.

LIVING ROOM
Three windows to the front elevation with countryside views. Exposed stone wall with inset wood burner, radiator, carpeted, exposed painted beams and one wall with floor to ceiling wood panelling. Space for living room furniture.

FRONT ENTRANCE PORCH
Door from Kitchen / Diner and door to the side. Oil fired boiler.

From the hallway stairs rise to:-

FIRST FLOOR LANDING
Window to the front elevation with slate sills.

Doors leading to both bedrooms.

BEDROOM FOUR
Window to the front elevation with slate sill. Exposed stone wall with feature granite fireplace. Space for double bed and bedroom furniture. Good sized storage cupboard. Carpeted and radiator.

BEDROOM FIVE
Window to the front elevation with slate sill. Floor to ceiling wood panelled feature wall, loft hatch and space for double bed and bedroom furniture. Radiator and carpeted.

BLACKADON BARN
Completely separate to the house with entrance via patio doors or Oak door into:-

LIVING ROOM
Window to the front elevation with slate sill. Stairs rising to first floor, under floor heating, exposed stone walling, woodburner on slate hearth, space for living room furniture and stone archway into:-

KITCHEN / DINER
Patio doors and floor to ceiling doors leading onto garden with countryside views. Exposed stone wall with beam. Base units with work surface over having inset stainless steel sink with mixer tap and drainer, freestanding double oven with extractor fan above, space for washing machine and dishwasher and freestanding fridge / freezer. Under floor heating.

FIRST FLOOR LANDING
Exposed beams with Velux window. Door leading to all first floor rooms.

BEDROOM ONE
Window to the side elevation with slate sill and Velux window. Exposed beams, door into storage cupboard, wooden flooring, electric panel heaters, space for double bed and bedroom furniture.

BATHROOM
Window to the front elevation with slate sill. Exposed beams. Suite of panel enclosed bath with separate taps and electric shower above with glass screen, low level W.C. and pedestal wash hand basin with mixer tap. Heated towel rail.

BEDROOM TWO
Velux window. Exposed beams, door into storage cupboard, wooden flooring, electric panel heater and space for double bed and bedroom furniture.

OUTSIDE
A wooden gate provides access into the yardage with serves the property, outbuildings and land with interlinking areas of yardage including a small quarry yard with detached recently converted stone barn holiday let (Blackadon Barn).

From the yard, there is access to the front garden which is laid to lawn and boarded by mature hedge boundaries.

MAIN WORKSHOP BARN
With rendered block lower walls and floor to eaves height of 4.2m. Electric power and light. Mezzanine floor.

BLOCK STONE AND CORRUGATED GALVANISED IRON SHED
Divided into two loose boxes with four doors. Power point.

GRANITE AND CORRUGATED GALVANISED IRON STABLE

PUMP HOUSE

TIMBER POLE AND CORRUGATED GALVANISED IRON BARN

OLD POLE BARN

LAND
The land comprises two free draining paddocks at the rear of the property.

ACCESS
Please note access to the property will be by means of right of way at all times and for all purposes over the access to Blackadon Farm. This is shared with Blackadon Farm which comprises agricultural buildings land and an extant consent for a new dwelling . This is close to the agricultural buildings to the southwest of Blackadon Farmhouse.

The access to the retained land and the site for a new dwelling turns off the access lane to Blackadon Farmhouse on the left hand side before reaching the property.

COUNCIL TAX BAND
Farmhouse - E.

EE RATING
Farmhouse - F.
Blackadon Barn – To be confirmed

BUSINESS RATEABLE VALUE
Blackadon Barn is currently listed for business rates. As shown on the Government website the current rateable value as at 1st April 2023 is £2,050.00

SERVICES
Mains electricity. Private water supply via bore hole. Private drainage via septic tank located in the boundary of the property. Last tested in September 2024.

AGENTS NOTE
The Barn is currently used as a holiday let and has bookings for the forthcoming year. If prospective purchasers wish to continue, this could be discussed with the Vendor. The current annual income from this property is approximately £10,000.

DIRECTIONS What Three Words - deflection.searcher.notice
VIEWINGS Please ring to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE
BOUNDARIES Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

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.

IMPORTANT NOTICE Kivells, their clients and any joint agents give notice that:
1. 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.
2. Any areas, measurements or distances are approximate. The text, photographs 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. Purchasers must satisfy themselves by inspection or otherwise.



Verified Material Information

Council tax band: E

Tenure: Freehold

Property type: House

Property construction: Standard form

Electricity supply: Mains electricity

Solar Panels: No

Other electricity sources: No

Water supply: borehole

Sewerage: Septic tank

Heating: Central heating

Heating features: None

Broadband: ADSL copper wire

Mobile coverage: O2 - Good, Vodafone - Good, Three - Great, EE - Great

Parking: Off Street, Private, Driveway, Gated, and Covered

Building safety issues: No

Restrictions - Listed Building: No

Restrictions - Conservation Area: No

Restrictions - Tree Preservation Orders: None

Public right of way: No

Long-term area flood risk: No

Coastal erosion risk: No

Planning permission issues: No

Accessibility and adaptations: None

Coal mining area: No

Non-coal mining area: Yes

Energy Performance rating: F

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.