Polyphant, Launceston, Cornwall, PL15

For sale by public auction on Wednesday 8th October 2025 at 7pm at The Strawberry Fields, Lifton. Centre village three bedroom bungalow with scope for extension, in need of upgrade and refurbishment set on generous level plot of approximately 0.3 acres. Good frontage and vehicular access.

LOCATION
Nestled in the popular rural village of Polyphant this detached bungalow offers a retreat for those seeking a comfortable and convenient living space.

Polyphant is approximately 1.5 miles from the A30 dual carriageway. At the heart of the village is a beautiful area of village Green with a mature stand of deciduous trees. Polyphant is some 4.5 miles from the former market town of Launceston which sits on the Cornwall / Devon border midway between north and south coasts providing a better balance of travel distance to all parts of the two counties than any other centre.

In all directions from Polyphant there is scenery of outstanding natural beauty. To the north is rugged coastline famed for popular family surfing beaches and picturesque former fishing villages, the open expanses of Bodmin Moor are to the west ideal for walking and riding, Dartmoor National Park is to the east and running southwards to Plymouth Sound with all it’s yachting facilities on the south coast are the hidden secrets of the Tamar Valley steeped in 18th Century mining history and renowned for Salmon fishing.

Local Area:
Plymouth City Centre: 26 miles with intercity rail link and continental ferry port.
Exeter City Centre: 47 miles with intercity rail link, international airport and access to the M5.
Bodmin Moor: 5 miles perfect for walking and riding
North Cornish Coast: 15 miles

ACCOMMODATION
Single glazed wooden front door with single glazed glass side panel to:-

ENTRANCE HALL
L-shaped hall with central heating radiator and carpet. Doors to all rooms.

LOUNGE
Double glazed windows to the front and side. Double glazed sliding doors into conservatory. Log burner set on tiled hearth with stone surround and wooden mantel. Two central heating radiators and carpet.

CONSERVATORY
Double glazed with glass sliding doors into the garden and polycarbonate roof. Wooden floor (rotten). Radiator.

MASTER BEDROOM
Rear facing double glazed window. Central heating radiator, carpeted floor and hanging lamp. Door to:-

EN-SUITE
Double glazed opaque window to the rear. Suite of wall mounted W.C., wall mounted wash hand basin and shower with glass sliding doors. Half tiled walls, radiator, concrete floor and loft hatch.

BEDROOM TWO
Double glazed window to the rear and double glazed sliding doors into conservatory. Central heating radiator and carpet.

BEDROOM THREE
Double glazed window. Central heating radiator and carpet.

BATHROOM
Double glazed window to the rear. Suite of was hand basin with separate taps, wall mounted W.C. and shower unit with glass door and tiled walls. Central heating radiator, carpet and half tiled walls.

KITCHEN
Two double glazed windows to the front. Stable door to the side. Wall and base units with worksurface having inset stainless steel sink and drainer, electric oven with extractor fan above and gas hob with tiled splash backing. Plumbing for white goods, boiler, three hanging lamps and wood effect vinyl flooring.

OUTSIDE
The property is accessed by a paved driveway with lawn areas either side and a mature Monkey Puzzle Tree with circular steps to the front door. The attached garage is to the side of the property with access to the rear either side and location of LPG gas tank. The rear garden is chiefly laid to lawn with mature shrubs and trees and the foundations for another outbuilding. Overall the site extends to approximately 0.297 acres.

AUCTION VENUE
Lifton Strawberry Fields, Lifton, Devon PL16 0DH on Wednesday 8th October 2025 at 7.00pm
 
REGISTRATION
Please note ALL BIDDERS, including Kivells existing clients, will need to register with Kivells on the night of the auction in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (the “Regulations”) - as of 26th June 2017. Bidders will be required to provide one form of government issued photographic identity and a utility bill addressed to them at their home address, dated within 3 months of the date of the auction. Failure to do this, may prejudice your ability to bid on the night.

ONLINE BIDDING
Online bidding registration will be available 10 days before each auction and all bidders must register at least 48 hours prior to the auction. For further information, please visit your local Kivells office.
 
BUYER’S ADMINISTRATION FEE
All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer’s Administration Fee of £2,000 plus VAT (Total: £2,400 inc VAT) is payable to Kivells on the night of the auction. This fee can be paid by either bank transfer, personal cheque or direct card.
 
Please note, if the lot is sold prior to auction, or afterwards, these fees remain payable. There are no discounts for multiple lots purchased and you must consider this when bidding/offering prior.
 
All interested buyers are advised to review the Auction Legal Pack prior to bidding. This can be obtained from the Kivells website and is free to download.
 
Any fees that are owed in addition to the buyer's administration fee will be included within the legal pack.

LOCAL AUTHORITY
Cornwall Council, Chy Trevail, Beacon Technology Park, Bodmin, Cornwall PL31 2FR.

EE Rating—E
Council tax band - D

SOLICITOR - Coodes Solicitors, 8 Race Hill, Launceston, Cornwall, PL15 9BA.

AUCTION PAYMENT
At the fall of the gavel the contact is legally binding and a 10% deposit (subject to a minimum fee of £5,000) will be required to be paid by the successful bidder. The deposit has to be paid to Kivells as auctioneers and can only be paid in the form of a cheque or bank transfer.
 
The deposit is also payable for all lots that are sold prior to auction. ALL bidders must only bid if they can make this payment.
 
Cheques must be drawn on a bank or branch of a bank in the United Kingdom, any other cheques may be rejected and it will be the responsibility of the
purchaser to ensure they have the correct method of payment available at each auction.

EASTMENTS, WAYLEAVES AND 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.
 
BOUNDARIES
Any purchasers shall be deemed to have full knowledge of the 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.

GUIDE PRICES
Guide prices given are indications within 10% upwards or downwards of where the reserve price may be set at the time of going to print. Please note they are not an indication of the anticipated sale price or a valuation. The reserve price is the
minimum price at which the property can be sold, both the guide price and reserve price may be subject to change up to and including the day of the auction. Please note that all prices listed, whether prior to or post auction, are subject to contract.
The Auctioneers and sellers accept no responsibility for any loss, cost or damage that a buyer may incur as a result of relying on any guide price. It is the buyer's responsibility to decide how much they should bid for any lot. Please check with us for regular updates as guide prices are subject to change prior to the auction. The guide price does not include the buyer's fee charged by the auctioneer or VAT which may apply to the sale or other amounts the seller may charge. The seller's Special Conditions of Sale will state whether there are other seller's charges and whether the seller has elected to charge VAT on the sale price.

SERVICES
Mains water, electricity and drainage.