THE NOOK, LERRYN, PL22 0QQ GUIDE PRICE £425,000

A CHARMING 4 BEDROOM DETACHED COTTAGE. Tucked way along a quiet lane, with parking for 2 vehicles, garden and views to the river.

MISREPRESENTATION ACT 1989 and PROPERTY MISDESCRIPTIONS ACT 1991 Messrs. May, Whetter & Grose for themselves and for vendors and lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; ii) all descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or presentations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of Messrs. May, Whetter & Grose has any authority to make or give any representation or warranty whatever in relation to the property. Sitting Room Lovely room with windows affording view to the river, door to terrace and garden, wooden flooring, The Nook, Lerryn, PL22 0QQ fireplace with open fire, storage cupboards to either side of fireplace. Landing With wooden floor, doors to bedrooms and bathroom. The Nook is a charming, 4 bedroom detached cottage, with flexible and spacious accommodation. The property is tucked away along a quiet lane, yet is just a stones throw from the water and has river views, from the sitting room, Master Bedroom Window to front elevation, with views to the river, further window to side, feature fireplace, wooden terrace and garden. The cottage benefits from some lovely features including slate and wooden floors, beamed floor, door to walk in wardrobe, radiator, door to: ceilings, yet meets all the modern day needs, with double glazing and central heating. En-suite Bathroom Window to front elevation, panelled bath, low level wc, pedestal wash hand basin, wooden floor, Lerryn is a beautiful waterside village situated upstream from town and harbour. The village has its own pub, radiator. shop, sub post office and primary school and is approximately 3 miles from the historic Stannary town of . Formerly the ancient capital of , Lostwithiel has a good range of small shops and business catering for most Bathroom Window to side elevation, wooden floor, paneled bath, shower over, low level WC, pedestal wash hand day to day needs, two high street banks, community centre/sports hall, main line railway station and golf course. basin, radiator. The larger towns of , and St. Austell are all under a 30 minute drive away. The nearby A30 and A38 Bedroom 2 Window to side and front elevation, build in wardrobes, radiator. provide access to the motorway network and Airport provides regular flights to London and various Bedroom 3 Window to rear elevation, built in cupboard, radiator. European destinations. Bedroom 4 Currently used as Study, window to side elevation, radiator. The accommodation, with approximate sizes, is as follows: Outside The property is accessed directly from the road, where there is parking for 2 vehicles with one of the parking Part glazed stable door opens to: spaces under an attractive car port. There is also a utility/laundry room with plumbing for washing machine. Steps lead up from the parking area to the garden at the rear, where there is a stone pig house, useful for storage. The Kitchen Window to side elevation, slate floor, oil fired Rayburn, range of base and wall units with ample work surface garden to the rear is a large area, currently separated by hedging and laid mainly to lawn. There may be a possibility over, sink and drainer, built in electric oven and hob over, storage cupboards, door to utility, door to hall and opening of utilising part of the garden for a building plot (subject to the necessary consents) . to: From the sitting room, a door opens to a paved terrace with views to the river. A pathway leads from here up to the rear garden . Dining Room Entrance door opening to Lane, fireplace with open grate, window to front and side elevation, slate floor, radiator. Services None of the services, systems or appliances at the property have been tested by the agents Utility Room Window to front elevation, slate floor, central heating boiler, cupboards, door to Cloakroom, housing low Local Authority , 39 Penwinnick Road, PL25 5DR level WC and wash hand basin, slate floor. Viewing Strictly by appointment with the Owners Agents: May, Whetter & Grose, Estuary House, Fore Street, Fowey, From the Kitchen a door opens to small hallway with slate floor, window to front elevation, and slate steps leading up Cornwall. PL23 1AH Tel: 01726 832299 Fax: 01726 832866 to the 1st floor. EPC RATING E