Launceston, PL15

Built in the 16th century of stone and cob construction, Larrick Farmhouse offers a rare opportunity to acquire a charming five bedroom home in a picturesque rural setting.

This delightful property is available with no onward chain and features a spacious kitchen / dining room, utility room, W.C., dairy, home office, boot room, living room, two bathrooms and five bedrooms. Externally, the property offers ample parking and a low maintenance garden laid to lawn.

An internal viewing is highly recommended to fully appreciate the distinctive appeal and character offered by the property.

ACCOMMODATION

Entrance via part glazed wooden door into:-

PORCH

Shelving. Carpeted.

KITCHEN / DINING ROOM

uPVC double glazed windows to rear elevation. Range of base and eye level units with worksurface above having inset stainless steel sink with mixer tap and drainer. Electric hob with oven below and tiled surround. Space for dishwasher and free-standing fridge / freezer. Window seat, space for large dining table, Aga and exposed wooden beams. Under stair storage and further built-in storage cupboards. Flagstone slate flooring. Stairs rise from kitchen to the first floor.

DAIRY

uPVC double glazed window to side elevation. Built-in shelving and space for multiple fridge / freezers. Traditional slate shelving. Flagstone slate flooring and range of built-in storage cupboards.

UTILITY ROOM

uPVC double glazed door giving access to the garden and window to rear elevation. Range of base and eye-level units with work surface above and stainless steel inset sink with separate taps, drainer and tiled surround. Space for washing machine and tumble dryer. Laminate flooring. Radiator and loft access hatch.

OFFICE

An L-shaped room with uPVC double glazed window to side elevation and obscure window to rear elevation. Radiator, laminate flooring and BT connection point.

BOOT ROOM

uPVC double glazed door and window to side elevation. Substantial built-in storage cupboards with shelving. Radiator, tiled flooring and Skylight.

W.C.

uPVC obscure window to rear elevation. Low-level W.C. , hand wash basin with separate stainless-steel taps and tiled splashback. Laminate flooring.

LIVING ROOM

uPVC double glazed triple aspect windows to side and front elevations and uPVC double glazed door giving access to rear garden. Log burner set in stone-built fireplace with slate hearth. Further fireplace to the rear of the room with granite surround and wooden mantle. Exposed wooden beam. Carpeted and radiators.

Stairs rise from living room to:-

FIRST FLOOR LANDING

uPVC double glazed window to side elevation. Carpeted.

BEDROOM TWO

uPVC double glazed window to side elevation. Space for a king size bed and suite of bedroom furniture. Carpeted. Radiator.

SHOWER ROOM

uPVC double glazed obscure window to side elevation. Shower cubicle with electric shower and detachable shower head. Hand wash basin with separate stainless steel taps. Laminate flooring and radiator.

W.C.

uPVC double glazed obscure window to side elevation. Low level W.C. and laminate flooring.

BEDROOM ONE

uPVC double glazed window to side elevation. Space for a king size bed and suite of bedroom furniture. Carpeted and radiator. Access to bedroom three.

BEDROOM THREE

uPVC double glazed window to rear elevation. Built-in wardrobe and shelving. Carpeted and radiator

HALLWAY

Accessed via stairs rising from the kitchen. Airing cupboard housing water tank. Carpeted.

BEDROOM FOUR

uPVC double glazed window to front elevation. Carpeted and radiator.

BEDROOM FIVE

uPVC double glazed window to front elevation. Carpeted and radiator.

BATHROOM

uPVC double glazed obscure window to side elevation. Low level W.C., freestanding bath with stainless steel tap and detachable showerhead. Hand wash basin with tiled splashback and separate stainless steel taps. Exposed original Oak beams. Wooden flooring, radiator and loft hatch.

SERVICES

Mains electricity. Borehole water and private drainage. Oil fired Aga runs hot water and central heating.

TENURE - Freehold

LOCAL AUTHORITY - Cornwall Council

COUNCIL TAX BAND - E

EE RATING - D

FLOOR PLANS

The floor plans displayed are not to scale and are for identification purposes only.

AGENTS NOTE

Please note the property has tenants in situ which will be served notice upon exchange of contracts.

DIRECTIONS

From Launceston, at Pennygillam roundabout, take the B3254 towards South Petherwin. Follow this road for approximately 2 miles and in the centre of South Petherwin, by the old pump, turn left. Then turn immediately right and follow this road for a further 1.5 miles.

WHAT.3.WORDS LOCATION

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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.

Garden

The property is approached by a gravelled drive providing parking for several vehicles. A wooden gate then gives access to the rear garden with steps rising from a patio area to a low maintenance garden laid to lawn boarded by well established trees and shrubs.

Parking - Driveway

Gravelled drive providing parking for several vehicles.

Disclaimer

Kivells, their clients and any joint agents give notice that they are not authorised to make or give representations or warranties in relation to the property. No responsibility is accepted for any statement within these particulars, which do not form part of any offer or contract. Areas, measurements and boundaries are approximate. Text, photographs, CGI’s and plans are for guidance only. It should not be assumed the property has all necessary planning or building consents, and Kivells have not tested any services or equipment. The property is sold subject to all matters in the Property and Charges Register, including rights of way and easements. Purchasers are deemed to know all boundaries. Nothing herein constitutes financial advice; seek your own. Use of Mortgage Genies SW Ltd. will result in a £250 + VAT referral fee to Kivells. Kivells retains copyright to all particulars and media.