A refined four bed period home with bright, stylish interiors, modern comforts and flowing spaces ideal for daily living and entertaining. Landscaped gardens offer peaceful outdoor living. Set in a soughtafter village with easy access to local amenities.

A beautifully presented 4 bedroom period property offering light, stylish accommodation which has been finished to an excellent standard throughout. The property combines modern comforts sympathetic to the age of the property, with well-proportioned rooms that flow effortlessly and create an ideal layout for both everyday living and entertaining.

Outside, the landscaped gardens provide a superb extension of the living space, with attractive areas to relax, dine and enjoy the peaceful setting. Positioned in a sought-after village location, the property is perfectly placed for access to local amenities while still enjoying a pleasant and convenient rural setting.

SITUATION
The property is located in the well respected and much sought after Lynher Valley village of Bathpool.

The self contained village of Upton Cross is less than 2 miles away with a well respected primary school, public house and the famous Sterts open air theatre.

A more comprehensive range of facilities can be found at the former market town of Launceston, some 8 miles north, with its 24 hour supermarket, access to the vital A30 trunk road which links the cathedral cities of Truro and Exeter and a wide range of sporting and social clubs.

To the south, again 8 miles away, is the market town of Liskeard with similar facilities, doctors, dentists and veterinary surgeries, leisure centre, mainline railway station serving London Paddington (via Plymouth) and the A38 trunk road which links Bodmin to the city port of Plymouth.

ACCOMODATION
Oak front door with leaded feature window to the front leading into:-

ENTRANCE VESTIBULE
Coat and boot space. Window to the side. Granite mill stone floor with step up and solid timber partially glazed door with obscure glass leading into:-

OPEN PLAN KITCHEN / DINING SPACE
Double glazed sash window faces the front aspect with Oak window seat. Double glazed sash windows to the rear overlooking the garden. Panel and beamed ceiling with both recessed spotlights, wall lighting and pendant lights above dining area. Focal feature oil fired Rayburn with tiled splash backing and lighting over. Central island with Oak worktop and inset electric hob with oven under, space and plumbing for washing machine and integrated dishwasher. Double ceramic Butler sink with ingrained Oak top worksurface and mixer tap over (boiling water). York limestone flooring throughout, feature exposed stone wall. Fully carpeted stairs rise to the first floor.

Further door back into living area and built-in custom pantry cupboard to the side. Pine door to:-

REAR PORCH
uPVC double glazed door to the rear and slit window. Coat and boot hanging space, solid stone floor and door to:-

SHOWER ROOM
Sash uPVC double glazed window to the rear. Suite of close coupled W.C. and hand wash basin with cupboard under. Corner shower with mixer shower over and aqua board splash backing. Heated towel rail and ceramic tiled floor.

LOUNGE AREA
Dual aspect with uPVC double glazed door to the rear garden and further double glazed sash windows to the front and side with slate sills. Central heating radiators. Feature stone fireplace with inset log burning stove on slate hearth with stone surround and arch over. T.V. and telephone points. Built-in cupboards beside fireplace and bespoke shelving with storage.

Stairs rise to the:-

FIRST FLOOR LANDING
Large open hallway with pendant ceiling light and loft access. Doors to all principal first floor rooms. Airing cupboard with slatted shelves and pressurised hot water cylinder.

From right to left are the following bedrooms:-

MASTER BEDROOM
Double bedroom with sash window to the front aspect enjoying wonderful morning light. Feature faux fireplace with cast iron surround, central heating radiator, two double wardrobes, fitted carpet, feature panel wall with built-in bedside tables and lighting. Pendant ceiling light.

BEDROOM THREE
Facing the rear with sash double glazed window having fantastic views of the valley. Oak effect panel flooring, recessed spotlighting and space for bedroom furniture. Currently used as an office. Central heating radiator.

FAMILY BATHROOM
A wonderful feature room with sash windows to the rear also enjoying fine views of the valley. Roll top claw foot bath with mixer tap and shower over, close coupled W.C. and vanity unit with table top marble bowl hand basin with mixer taps from the wall over. Central heated towel rail, electric under floor heating, wood effect parquet flooring and wall lighting. Feature panelling to half height.

BEDROOM FOUR
Another double bedroom with dual aspect having sash window to the rear enjoying the view and double glazed window to the side. Central heating radiator. Fully fitted carpet, space for bedroom furniture, pendant ceiling light and window seat.

BEDROOM TWO
A large double bedroom with double glazed sash windows to the front aspect. Deep built-in wardrobes. Fully fitted carpet throughout, central heating radiator and space for bedroom furniture.

OUTSIDE
To the front a gated access leads onto a good sized gravel driveway with parking for three or more cars having access to both sides of the property and a fully enclosed stone wall with fence on top adding complete security and privacy.

An original feature stone wall leads along the roadside with pedestrian gate to the road travels the length of the garden. Outside lights. To the left hand side is a useful storage shed with log store and tool shed. Location of oil tank and further lean-to storage building with decking surround.

Towards the roadside of the property is a bin and recycle store and pedestrian gate leading to the rear garden. At the immediate rear of the property is a gravel seating area accessing the lounge with raised beds and from the kitchen / utility a paved patio seating area which enjoys the benefit of the evening sun and perfect for al fresco dining.

There is access both sides of the property to the lean-to workshop and the rear garden has been wonderfully landscaped including areas of level lawn, a centralised granite path with sleeper border, wonderful range of established perennials and native trees.

Split into three areas between seating and lawn at the immediate rear of the property and a vegetable area and further patio with growing area having raised beds leading through to the far end of the garden which has been gravelled and enjoys six further raised beds, compost area and further timber tool shed.

A generous sized garden which has been landscaped to maximise both aesthetics and enjoyment.

SERVICES
Oil fired central heating. Mains water, drainage and electricity.

EE Rating - E

Council tax band - F

Directions
What3Words – ///goodnight.native.soon

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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.

Disclaimer
Kivells, their clients, and any joint agents give notice that 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. Any areas, boundaries, measurements, or distances are approximate. The text, photographs, CGI’s, 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. The property is sold subject to all matters in the Property and Charges Register, including rights of way, wayleaves, and easements. Purchasers are deemed to know all boundaries; neither the vendor nor agents will define them. Boundary disputes will be decided by the vendor’s agent. Nothing in these particulars constitutes financial advice. Seek your own financial advice. Using Mortgage Genies SW Ltd. services will result in a referral fee of £250 + VAT to Kivells. Kivells retains copyright to all sales particulars, photographs, floor plans, sketches, and advertisements.

Verified Material Information

Council Tax band: F

Tenure: Freehold

Property type: House

Property construction: Standard 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: Double glazing, Wood burner, Aga/Rayburn, and Underfloor heating

Broadband: FTTC (Fibre to the Cabinet)

Mobile coverage: O2 - OK, Vodafone - Poor, Three - Good, EE - OK

Parking: Driveway, Off Street, and Private

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.