North Hill, Launceston, Cornwall, PL15

Superb barn conversion with spacious characterful features throughout including exposed beams, stonework and slate floors.
Lawned gardens and land amounting to 8 acres set in quiet rural position with countryside views. Offered for sale with no onward chain.

Coming to the market for the first time in over 30 years, this wonderful opportunity offers a rare chance to acquire a well-maintained home bursting with character.

The property is approached via a private track on the outskirts of Bathpool and enjoys a peaceful, secluded setting. It boasts many original features throughout, including exposed beams, stonework, and slate floors, adding timeless charm.

To appreciate the attributes along with the quiet rural position of this property, a viewing is highly recommended.

The property briefly comprises of the following:- Kitchen/ dining room, living room and workshop / utility room. On the first floor there are two bedrooms together with a family bathroom. There is also a further reception room which is accessed from the front of the property which also has a master en-suite bedroom. The separate reception room and bedroom represents a great opportunity to create additional living accommodation to the main barn with the potential to be converted into ancillary accommodation, suitable for multi generation living. (subject to obtaining the necessary building consents). The property is accessed via a private track on the outskirts of Bathpool and offers a secluded setting with versatile outdoor space. At the rear, a wooden gate opens to a lawned area bordered by mature hedges, providing generous parking and access via steps to both a workshop / living space and the master bedroom. Another gate leads to a further enclosed garden with mature trees, a well-stocked log store, shed and the potential to create a wildflower meadow or orchard. The front garden, accessible from the reception rooms or a gate off the track, features a patio and lawn—ideal for alfresco dining and outdoor entertaining. A gate from the front garden opens into approximately 8 acres of sloping fields, divided into three fields, with its own road access.

LOCATION
North Hill is a favoured residential village with a traditional edge of moor character featuring many granite and slate properties at the heart of the village clustered around an ancient parish church.

Nearby Twelve Men's Moor provides stunning wide open spaces for walking and riding being an outlying moor on the Eastern edge of Bodmin Moor.

In all directions from North Hill there is scenery of Outstanding Natural Beauty be it the rugged North Cornish Coastline to the North, the hidden beauty of the Lynher, Inney and Tamar Valleys to the South and East, Dartmoor National Park further to the East and Plymouth with all its yachting activities to the South.

Launceston is some 7 miles and provides a full range of social commercial and shopping facilities. The city of Exeter some 42 miles further provides Intercity Rail Link, International Airport and M5 motorway link. 24 miles South is the City of Plymouth which provides continental ferry port and Intercity Rail link.

ACCOMMODATION
KITCHEN / DINER
Wooden door to front patio, windows to the front and side elevations. Exposed beams, stone work and slate, base units with work surface over having inset Belfast sink, free standing fridge / freezer and electric oven. Two radiators, hand made Oak staircase rising to first floor and space for dining room table. 

LIVING ROOM 
Obscure window overlooking workshop, window and door to the rear elevation, two French doors and two windows to the front elevation overlooking the garden with countryside views. Exposed stone work, beams and slate flooring. Wood burner sat on slate hearth, space for living room furniture and radiator. 

FIRST FLOOR LANDING
Doors leading to all rooms. Stained glass window to the rear elevation. Loft hatch. 

BATHROOM
Window to the rear elevation. Low level W.C., panel enclosed bath with mixer tap, sink with cupboard below and mixer taps, large walk-in shower with rainfall head. Wooden flooring and panelling. Storage cupboard.


BEDROOM TWO
Window to the front elevation with countryside views. Exposed stone work and wooden flooring, space for double bed and bedroom furniture. 

MASTER BEDROOM
French doors to the front and rear leading to rear garden, three small windows to front and rear elevations. Exposed stone work and beams, radiator, space for king size bed and bedroom furniture but also space for a fourth bedroom to be created.  Vaulted ceiling with Oak A frame construction.

Located on the ground floor and separate to the main accommodation is:-

WORKSHOP / UTILITY ROOM
Two wooden doors to the side elevation and window to the side elevation. Fantastic workshop / utility space. Further door leading to living room or to rear garden.

RECEPTION ROOM TWO
Wooden door and window to the front elevation. Exposed stone walls, slate flooring, door into workshop, space for living room area or could be utilised as a further bedroom. Radiator. Hand made Oak stair case rises to:-

BEDROOM THREE
Wooden door to front elevation with steps leading to outside. Window to the front elevation with wonderful countryside views, exposed stone work, wooden flooring, space for double bed and bedroom furniture, radiator and loft hatch.  Door to:-

EN-SUITE BATHROOM
Velux window. Low level W.C, sink sat on wooden shelf and bath with mixer tap. Exposed stone work and beams, radiator and wooden floor. 

FURTHER STORAGE ABOVE WORKSHOP
Providing further storage space which is accessed from the rear garden. Has power connected.

OUTSIDE
The property is approached by a private track on the outskirts of Bathpool. At the rear of the property, there is a wooden gate which provides access to an area enclosed by mature hedge boundaries which is currently laid to lawn but provides a parking area for a good number of vehicles. There are steps leading down to the workshop or living space together with steps leading up to the master bedroom.
A gate from the rear of the property leads you to further garden which is laid to lawn, enclosed by mature trees and shrubs along with housing a good sized and stocked log store together with a garden shed for further storage. This space offers huge potential to be created into a wild flower meadow or orchard.
The front of the property can also be accessed either from the main reception rooms or from a further wooden gate from the access track. The front of the property has patio running along the front elevation of the property together with being laid to lawn for ease of maintenance. This is a fantastic spot for enjoying the secluded location together with alfresco dining or outdoor entertaining. 

THE LAND
There is a gate from the front garden leading into the land which amounts to 8 acres being split into three sloping fields. There is also road access into these fields.

SERVICES
Mains water and electricity. Shared septic tank which is located just inside one of the fields, providing easy access for emptying. There is no wifi connected to the property.

AGENTS NOTE
Little Orchard has a right of way over the access track and does contribute towards maintenance and upkeep.

EE Rating - E
Council tax band - E
Directions
What3Words – roughest.motivations.tripling
Virtual Tour - available on request

Verified Material Information

Council Tax band: E

Tenure: Freehold

Property type: House

Property construction: Standard undefined construction

Energy Performance rating: E

Electricity supply: Mains electricity

Solar Panels: No

Other electricity sources: No

Water supply: Mains water supply

Sewerage: Mains

Heating: Oil-powered central heating is installed.

Heating features: Wood burner

Broadband: None

Parking: Rear

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

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: Yes

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.