Luxulyan, Bodmin

SITUATION

The village sits at the head of the picturesque Luxulyan Valley and offers a range of local amenities, including a public house, church, village hall, post office/general store and primary school. The village lies just a few miles from the 'Eden Project' and is central to the major towns of Bodmin (approx 6 miles) and St Austell (approx 5 miles).

ACCOMMODATION (All sizes approximate):-

GROUND FLOOR

Entrance

Part glazed front entrance door opening into:-

Lounge

12' 3'' x 11' 9'' (3.73m x 3.59m)

Sash window to front elevation. Granite inglenook fireplace with inset wood burning stove on a slate hearth. Radiator. Beamed ceiling. Doorway to:-

Kitchen

11' 5'' x 5' 10'' (3.49m x 1.79m) (Maximum)

Galley style kitchen featuring a matching range of wall, base and drawer units with tiled worktops. Inset stainless steel sink and drainer. Stoves electric cooker. Space for under-counter fridge. Beamed ceiling. Window to rear elevation. Multi-pane door to rear courtyard. Built-in under stairs cupboard with Aztec electric central heating boiler and fuse board. Electric consumer unit and meter. Turning staircase to:-

FIRST FLOOR

Landing

Doors to bedrooms and bathroom.

Bedroom One

12' 8'' x 8' 4'' (3.85m x 2.54m)

Sash window to front elevation. Wooden floorboards. Radiator. Access to loft space.

Bedroom Two

9' 10'' x 7' 1'' (3m x 2.15m)

Sash window to front elevation. Radiator.

Bathroom

9' 4'' x 5' 10'' (2.85m x 1.79m) (Maximum)

White suite comprising:- Panelled bath with Mira electric shower over, low level W.C and wash hand basin. Part tiled walls. Window to rear elevation. Electric heated towel rail. Built-in airing cupboard enclosing a factory insulated hot water storage cylinder.

OUTSIDE

Immediately to the rear of the cottage is a small courtyard area with an outside tap and gated access to the road via a pedestrian right of way along the back of the neighbouring property. From the courtyard are steps leading up to a generous garden, which is predominantly laid to lawn with a large patio and a granite outbuilding. Adjoining the rear corner of the cottage is:-

Utility Room

6' 11'' x 6' 5'' (2.11m x 1.96m)

Personal door and window to front. Space and plumbing for washing machine. Space for additional appliances. Light and power connected.

COUNCIL TAX

Cornwall Council. Tax Band 'B'.

DIRECTIONS

Heading into the village from the south, go past the Kings Arms pub on the left and continue to the junction at the top of the hill. On the bend turn right into the centre of the village and proceed until the property is identified on the right-hand side, shortly after the shop/post office.