Ref: LCAA5835 £475,000

Lower Boswin Farm, Porkellis, , FREEHOLD

A superbly appointed and recently extended detached period farmhouse offering sizable 4 bedroomed accommodation in a blissful south facing valley, with various outbuildings and about 2¾ acres of gardens and paddocks. An ideal family home for those with animals and a love of the great outdoors, with a stream boundary along the bottom of the land, in a tranquil area of countryside yet close to Helston, Falmouth and . 2 Ref: LCAA5835

SUMMARY OF ACCOMMODATION

Ground Floor: hall, superb modern kitchen/breakfast room, large living room with woodburning stove and French doors, sitting room and dining room in the older part of the house both with woodburning stoves and beamed ceilings, conservatory, bedroom 4, shower room, utility room, boiler room.

First Floor: spectacular vaulted ceilinged master bedroom with a wall of glass and Juliet balcony facing the countryside views. 2 further double bedrooms, contemporary vaulted ceilinged bath/shower room.

Outside: driveway parking, detached garage, studio/workshop, stable and modern barn, various ancillary smaller outbuildings. Lawned gardens to the south and west, three paddocks running down to a stream boundary in woodland.

In all about 2¾ acres.

3 Ref: LCAA5835

DESCRIPTION

 Recently modernised and extended with a contemporary wing now offering extensive family accommodation.

 4 bedrooms, 2 bathrooms, 4 reception rooms, large kitchen/breakfast room and separate utility.

 Large south and west facing gardens plus three paddocks leading to a broad stream on the western boundary with a delightful private walk beside it.

 Fabulous countryside views across and up the valley.

 Tranquil yet not isolated location.

LOCATION

 About ½ a mile from Porkellis where there is a public house, primary school and soon to be a post office.

 Excellent nearby road communications via the A394 and B3297 leading to Helston, Falmouth and Redruth where there are a complete range of services including local 4 Ref: LCAA5835 hospitals, schooling for all ages, sports centres, sailing opportunities, shopping, professional services and a mainline train station at Redruth. The capital city of is also under ½ an hour’s drive away.

 In a renowned equestrian area surrounded by quiet lanes and bridleways.

 Simple access to the beaches and coves along the south and north coasts as well as the picturesque sailing waters of the and Fal Estuary.

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

A half double glazed door from the rear opens to:-

HALL. Access to loft space, generous room for coats and shoes, LED spotlights. Doors to the kitchen/breakfast room, living room and:-

SHOWER ROOM. Tiled floor and walls, obscured double glazed window, chrome heated towel rail. Glazed screened shower enclosure with a Mira Excel mixer shower. Attractive range of light blue painted wood boarded cabinets with tiling above housing a concealed cistern wc and a wash basin with chrome taps.

LIVING ROOM – 19’2” x 14’8” extending to 18’3”. A wonderful dual aspect room with two large double glazed windows facing south over the garden and with a large section of near full height glazing including a pair of French doors opening into the garden on the western side and giving wonderful countryside views. Contemporary woodburning stove set on a slate hearth with an exposed flue above, two radiators, recessed area ideal for furniture with a door opening to:-

5 Ref: LCAA5835 BEDROOM 4 / STUDY – 9’8” x 7’1”. Large double glazed window enjoying views across the valley, radiator.

KITCHEN / BREAKFAST ROOM – 20’ x 8’7”. Dual aspect with a double glazed window and further near full height section of glazed wall enjoying views up the valley and over countryside and with a further half double glazed door opening under a large canopied rear porch. Fitted with a very attractive range of light grey/green kitchen units under oak block worktops with a breakfast bar to one side and a recessed white ceramic Belfast sink with a chrome swan neck mixer tap over. Matching grey/green splashback tiling, concealed integrated dishwasher, fridge and freezer. Integrated microwave oven and a twin electric oven with a four plate ceramic hob and stainless steel extractor over. Space for a breakfast table in front of the tall window, recessed display area, LED spotlights, radiator. Doorway to:-

DINING ROOM – 13’ x 11’6”. In the older part of the farmhouse with a large granite lintelled and cream tiled fireplace housing a modern woodburning stove on a slate hearth. High beamed and boarded ceiling, recessed cupboards and shelving to either side of the fireplace, further high level wood fronted cupboards, staircase with understairs cupboard rising 6 Ref: LCAA5835 to the first floor, window with a slate window sill below looking through the conservatory to the garden, half glazed door to the conservatory, radiator, door and obscured leaded window to:-

SITTING ROOM – 12’10” x 8’9”. Window with a window seat below looking through the conservatory to the garden on the southern side. High beamed and boarded ceiling, one exposed granite wall surrounding a fireplace with a granite hearth and Villager woodburning stove. Recessed shelving, polished wood floorboards, wood panelling to dado height.

CONSERVATORY – 20’10” x 7’9”. Windows along two walls enjoying a southerly and westerly aspect with an outlook over the gardens to countryside beyond. Pair of glazed doors to the garden, tiled floor, exposed granite wall, radiator.

Approached from under the canopied porch off the kitchen a door opens to:-

UTILITY – 9’6” x 8’9” average. Double glazed window to the front, tiled floor, access to roof space, space for coats, boots and storage. Fitted roll edged worktop with tiled 7 Ref: LCAA5835 splashback, stainless steel sink and drainer with chrome tap and space below for a washing machine and tumble dryer. Door to:-

BOILER ROOM – 6’6” x 5’9”. Modern oil fired boiler and pressurised hot water cylinder, space for freezers and further storage.

FIRST FLOOR

LANDING. Double glazed window with views over countryside and a slate window seat below. LED spotlights, leaded windows over the staircase into bedrooms 2 and 3, recessed cupboards, area of monopitch ceiling, further double glazed window facing the views to the rear. Doors to:-

BEDROOM 1 – 15’3” x 11’3”. A spectacular space under a 12’ high vaulted ceiling with a near full wall of glass up to the apex including a pair of doors opening onto a glass fronted Juliet balcony allowing wonderful panoramic views over the property’s own land and the surrounding countryside. Further double glazed window on the southern side, radiator, LED spotlights, exposed flue from the woodburner in the living room below.

BATH / SHOWER ROOM – 10’10” reducing to 9’3” x 7’2”. A contemporary space with white sanitaryware including a wc, pedestal wash basin with chrome mixer tap and bath with chrome mixer tap in a white tiled surround. 8 Ref: LCAA5835 Curving glazed screened shower enclosure with a chrome Mira Excel mixer shower. Light grey tiled floor and white tiling to half height. High vaulted ceiling with LED spotlights, high level window lending light to the landing, extractor fan, electric shaver point, chrome heated towel rail with additional electric element.

BEDROOM 2 – 9’8” x 8’7”. Double glazed window with a deep slate sill enjoying a view to the south. Access to roof space, radiator, recessed double doors to a wardrobe.

9 Ref: LCAA5835 BEDROOM 3 – 13’ x 9’7”. Double glazed window with a slate sill below enjoying the view to the south, deep high level cupboard, radiator.

OUTSIDE

The house stands within attractive gardens and is usually approached from the driveway through a pedestrian gate and fencing which opens onto a herringbone brick paved courtyard with planted areas and this leads under the huge canopied porch giving access to the kitchen and utility. A pathway continues past an elevated terrace to the door opening to the hall and beyond this the path then opens into the garden. To the rear is a small lawn but this opens out dramatically on the western side which links around to the main garden on the south side giving a very generous amount of lawned space edged by trees, shrubs and hedgerows. The garden can also be approached from the living room doors or the conservatory and there are certainly places suitable for a deck or terrace. To one side of the garden is a tractor store, a small shed and a block built studio.

A gateway at the end of the drive or an opening from the 10 Ref: LCAA5835 garden leads into the first of three fields and has good ground edged by fencing and well established hedgerows. A vehicular gate opens from here into the second field which can also be approached via a pedestrian gate from the garden with a flight of steps descending down to the field level. In one corner of this field is a stable block and the private water supply pumping and filtration house and this field too is surrounded by old hedgerows and trees making for a very pretty environment. A further five bar gate then opens into the largest field which is edged by a stream on one side and leads into an area of woodland at the bottom with a bridge opening onto a private walkway beside a picturesque river which is edged by Spring bulbs. Our clients have really enjoyed this amenity and along with their neighbours, have created a path beside the river although we are informed there are no reciprocal Rights of Way.

GARAGE – 17’1” x 9’9”. Folding timber doors to the front, workbench and shelving, corrugated Perspex roof window.

11 Ref: LCAA5835 STUDIO / WORKSHOP – 19’8” x 11’2”. Block built construction, pedestrian door and further wide door, three windows, potbellied stove in need of repair, power and light.

TRACTOR STORE – 7’4” x 6’7”. Low roof height.

TIMBER SHED – 6’ x 4’. In need of repair or replacement.

STABLE – 9’8” x 9’4”. Block built with a modern corrugated roof and window to the side.

MODERN BARN – 17’2” x 8’6”. Attached to the stable and recently constructed with a concrete floor and a timber framed corrugated external structure. Two double glazed windows, double barn doors to the front making it ideal for storing a larger tractor, hay or as further stabling.

Not to scale – for identification purposes only.

12 Ref: LCAA5835 GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. Facsimile: (01872) 273474. Website: www.waterfrontandcountryhomes.com E-mail: [email protected]

POST CODE – TR13 0HR.

SERVICES – Mains electricity. Modern oil fired boiler and pressurised hot water cylinder supplying the hot water and heating needs plus three woodburning stoves. Private spring fed filtered water supply and private drainage. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Porkellis exit the village to the west and descend to the bottom of a valley at which point turn right opposite a village name saying Porkellis and just before a bridge. Follow this country lane for about ¼ of a mile where Lower Boswin Farm will be found on the left hand side.

AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm (available for viewings all day).

13 Ref: LCAA5835 Not to scale – for identification purposes only. For reference only, not to form any part of a sales contract. 14 Ref: LCAA5835