Ref: LCAA8409 £450,000

Glencoe, West Downs, Lanivet, Nr. Bodmin, Cornwall, PL30 5JA FREEHOLD

CASH BUYERS ONLY A greatly extended, improved and well presented detached 3 bedroom family home with the distinct advantage of a detached studio with garage/workshop in the grounds, which extend to over an acre in a delightful rural setting with easy access to Cornwall’s main arterial road. 2 Ref: LCAA8409

SUMMARY OF ACCOMMODATION

MAIN HOUSE

Ground Floor: sun porch/conservatory, sitting room, family room, kitchen/dining room, utility room, cloakroom.

First Floor: split landing with study area, 3 double bedrooms, 2 bathrooms.

THE STUDIO

Sitting room/dining room/kitchen, 2 bedrooms, shower room.

Outside: large garage/workshop adjacent to The Studio, lawned garden to the front with walled and hedged boundaries, lawned garden between the main house and The Studio with gravelled driveway and large parking/turning areas adjacent to the house and The Studio. Further lawned garden to the rear of The Studio with vegetable garden beyond and large polytunnel. Side garden (on possessory title) comprising grassed areas with inset trees.

In all, the grounds extend to just over an acre.

3 Ref: LCAA8409 DESCRIPTION

A delightful and attractive double fronted detached three bedroomed family home the front section of which is believed to date from circa 1900. The property was then virtually doubled in size in 1994 by an extension to the rear. Circa 2015 The Studio was added together with an adjacent large garage and workshop. Recent further improvements include, we understand from our clients, timber treatment, further loft insulation and a new roof all completed in February 2021. The property is set within large gardens of just over an acre in a rural setting with easy access to Cornwall’s main arterial road the A30.

The property is well presented throughout with beautifully light accommodation provided by a southerly aspect to the front with large windows flooding the rooms with light. On the ground floor the entrance is via a large sun porch/conservatory which opens on to the sitting room where there is a fireplace, woodburning stove and stairs ascending to the first floor. Off the sitting room is a family room with a fireplace and door through to the kitchen/dining room across the back of the building. The kitchen is well fitted with integrated appliances and a distinct, generously proportioned dining area with a utility room and cloakroom accessed from a rear hall.

On the first floor is a delightful split landing with an open-plan study area overlooking the rear garden and from the front and rear galleried landing areas is access to three double bedrooms and two separate bathrooms, both with modern white suites.

In 2015 we understand the garage, workshop and adjacent studio were constructed. The Studio now providing comfortable ancillary accommodation to the main house. Behind the 4 Ref: LCAA8409 studio is a large area of lawn, to one side of which is a static caravan providing a storage facility at the moment. Beyond this is a large vegetable garden with polytunnel and garden shed.

A gravelled driveway leads from the road, along the right hand side of the building into parking areas adjacent to the house and The Studio and a gate in the hedge opposite The Studio provides access to a further area of ground held on possessory title, comprising a grassed areas with inset trees. To the rear of this area is a further level area suitable for sheds etc.

CONCRETE SCREENING TEST

Glencoe is unmortgageable and therefore available to cash buyers only having had a two stage concrete screening test in which several samples failed. A copy of the concrete screening test is available by request.

LOCATION

The property is approached from the old A30 which now runs alongside the new dual carriageway, with a field in between. This provides easy access to Cornwall’s main arterial road which provides a dual carriageway link northwards all the way to Exeter where it joins the national motorway network and to the south west the A30 provides access to both north and south coasts down through Cornwall.

Situated in mid Cornwall the property enjoys easy access to the north and west to all the north coastal resorts from Newquay up to Rock and Polzeath with fantastic golden sandy bathing and surfing beaches in between the coastal resorts of Newquay and Wadebridge. Wadebridge sits astride the River Camel leading down to the coastal resorts of Rock and Padstow. To the south, the deep natural harbour at Fowey offers sailing and pleasure craft facilities and an eclectic mix of boutique shops, cafes, bars and restaurants just a short drive away as is the fishing village of Mevagissey with its picturesque inner and outer harbours and still active fishing fleet. The nearest town is Bodmin to the north east providing a wide array of leisure, commercial and retail facilities, a mainline station that provides a direct link to London Paddington with approximate travel time of 4½ hours with primary and secondary schooling and an excellent sixth form college.

To the south is the coastal town of St Austell providing a wide array of facilities and a further mainline station. Other nearby attractions include golf courses at St Enodoc, Lanhydrock and Carlyon Bay, the Eden Project near St Austell and the Lost Gardens of Heligan on the way to Mevagissey. The large open areas of Bodmin Moor to the north provide lovely open walks across moorland with tors, lakes and many historical monuments to be explored, 5 Ref: LCAA8409 whilst the deep valley to the east (Glynn Valley) provides access to beautiful stretches of forestry with the upper reaches of the River Fowey running through.

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

SUN PORCH / CONSERVATORY – 11’6” x 10’2” (to the glass). Double glazed windows on all sides set on low walls with a pitched roof of polycarbonate roofing panels and a double glazed door to the front garden. Further wooden panelled door to:-

SITTING ROOM – 16’5” max. including stairs and into the chimney breast recess x 12’7”. Fireplace with a raised slate hearth on which stands a woodburning stove with granite lintel above, chimney breast recesses on either side, ceramic tiled floor, double glazed window overlooking the front garden, radiator, stairs ascending to the first floor with built-in understairs storage and display area.

FAMILY ROOM – 12’8” x 10’9” to the chimney breast recesses. Attractive open fireplace with slate hearth, ceramic tiled floor, two wall light points. Wooden stable door to:-

6 Ref: LCAA8409

KITCHEN / DINING ROOM – 21’8” x 12’2” max. Divided into two distinct areas. 7 Ref: LCAA8409 KITCHEN. The kitchen is fitted with a range of cream base level cupboards with further matching glass fronted wall cupboards and surrounding sparkling black granite honed worktop surfaces with tiled wall surrounds. Electric cooker point. Inset stainless steel sink unit with mixer tap. On one side is an oil fired Rayburn supplying domestic hot water, heating and cooking facilities, ceramic tiled flooring. Double glazed sliding sash windows overlooking the rear garden. Recesses for fridge and separate freezer.

DINING AREA. Double glazed doors out on to a side garden, double glazed sliding sash window overlooking the rear garden, ceramic tiled floor with upstands. N.B. In the kitchen area is a double cupboard pine sideboard base and a wall mounted pine glass cabinet above which are both staying and in the dining area there is a pine dresser with two double cupboards to the base and a range of shelving and an ornate shelved top.

8 Ref: LCAA8409 From the kitchen a REAR HALL with ceramic tiled floor, uPVC part glazed panelled door opens onto the driveway. Accessed from this hallway is a:-

CLOAKROOM. White low level wc, wall mounted wash hand basin with tiled splashback, opaque glazed window, ceramic tiled floor.

UTILITY ROOM. Built-in roll edged laminated wood effect worktops with a single drainer stainless steel sink unit, undercounter space for washing machine and tumble dryer, ceramic tiled floor, built-in shelving, electric consumer circuit breaker board.

From the sitting room a flight of stairs ascends to a:-

SPLIT FIRST FLOOR LANDING. Stairs to both front and rear. The stairs to the rear ascend to a:-

STUDY AREA – 12’2” x 5’8”. Double glazed sliding sash window overlooking the rear gardens, exposed pine floorboards, loft hatch access. Doors off to:-

BEDROOM 1 – 13’8” x 10’ to the front of a virtually wall-to- wall range of built-in wardrobes with four mirrored sliding doors. Double glazed sliding sash window overlooking the rear garden, radiator, exposed pine floorboards.

9 Ref: LCAA8409 BATHROOM. White suite comprising a freestanding claw footed roll top bath, low level wc, pedestal wash hand basin with tiled splashback, fully tiled shower cubicle with fitted shower, radiator, sliding double glazed sash window overlooking the rear garden. Extractor fan, exposed pine floorboards. Recessed linen store with space for shelving.

From the split-landing a flight of stairs ascend to a galleried landing at the front of the house off which are:-

BEDROOM 2 – 12’8” x 10’7” max. 8’8” min. A lovely bright room with double glazed window overlooking countryside to the front, built-in double wardrobe.

BEDROOM 3 – 12’6” x 9’8”. Double glazed window overlooking countryside to the front, radiator.

BATHROOM. White suite comprising a panel enclosed bath with mixer tap and shower attachment, low level wc, pedestal wash hand basin, part tiled walls, large wall mounted mirror, built-in toiletry shelving, radiator.

10 Ref: LCAA8409 THE STUDIO

Double glazed uPVC door to:-

SITTING ROOM / DINING ROOM / KITCHEN – 23’ max. x 18’4”. A lovely triple aspect room with two double glazed doors opening onto the rear garden. Divided into two distinct areas.

11 Ref: LCAA8409 KITCHEN. The kitchen is well fitted with a modern range of gloss finished cabinets with stainless steel handles comprising base level cupboards and drawers and further matching wall cupboards. Surrounding black granite effect roll edged worktop surfaces with tiled splashbacks, inset single drainer stainless steel sink unit with mixer tap, undercounter space for appliances, integrated electric oven with four ring gas hob and illuminating filter hood above, monopitched ceiling, laminated wood effect flooring throughout, exposed beams.

SITTING ROOM / DINING ROOM. Double glazed doors to the rear garden, laminated wood effect flooring throughout. Television aerial point. Vertical radiator. Doors off to:-

BEDROOM 1 – 14’6” x 9’7”. Monopitched ceiling with exposed beam, double glazed window.

BEDROOM 2 – 14’6” x 8’7”. Double glazed doors on to the rear garden, monopitched ceiling with exposed beam.

SHOWER ROOM. White suite comprising a fully tiled shower cubicle with fitted shower and chromium fitments, low level wc, pedestal wash hand basin with tiled splashback and wall mounted mirror, electric light and shaver point above, tiled flooring, extractor fan, opaque double glazed window, ceiling beam, range of built-in toiletry/towel shelving.

12 Ref: LCAA8409 OUTSIDE

The property is approached from the A389 via an asphalted driveway that sweeps down the right hand side of the property, past the house and into a large gravelled parking and turning area beyond, from which The Studio is also accessed.

From the entrance drive a stone paved and concreted path leads to the front door and there is parking to the rear of the main house and by The Studio.

To the left of the house is an enclosed garden area off which are two generously proportioned storage sheds. This is divided away from the back garden by tall wooden fencing which conceals the oil tank. Between the house and The Studio is a raised area of 13 Ref: LCAA8409 lawn with a gravelled parking area in front of The Studio and to the side of The Studio is an ATTACHED GARAGE/WORKSHOP – 18’9” x 18’8” modern roller shutter up and over door, window providing natural light, part glazed uPVC pedestrian side door, electric power and light points, wall mounted Viessmann gas fired boiler to supply heating and hot water to The Studio. High monopitched modern profile roofing.

Behind The Studio is an area of well tended lawn beyond which is a vegetable garden with large polytunnel, to the side of which is a static caravan and storage shed. A gap in a hedge opposite The Studio opens onto a garden area (Possessory Title) comprising two areas of lawn, two ponds, and area for sheds etc. to the rear.

The boundaries comprise mature hedging and walls providing a good screen and in all, the grounds extend to just over an acre.

GLENCOE THE STUDIO

14 Ref: LCAA8409

GENERAL INFORMATION

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

POST CODE – PL30 5JA.

SERVICES – Mains water, mains electricity, private drainage, oil fired Rayburn supplying domestic hot water and central heating to the main house and an LPG gas fired boiler supplies central heating and hot water to The Studio. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Truro follow the A30 north eastwards towards Bodmin. Go past the Victoria Services Roche turn off and take the next exit signposted towards Wadebridge on the A389 and St Austell on the A391. Proceed down the slip road to a roundabout at which take the first exit (doubling back on yourself). Proceed down the A389 and Glencoe is the third property on the right hand side.

TITLE – We would draw buyers’ attention to the land plan which shows which part of the land is owned as full title and which part is possessory.

AGENT’S NOTE 1 – 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.

CONCRETE SCREENING TEST – Glencoe is unmortgageable and therefore available to cash buyers only having had a two stage concrete screening test in which several samples failed. A copy of the concrete screening test is available by request.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

15 Ref: LCAA8409 Not to scale – for identification purposes only. 16 Ref: LCAA8409 For reference only, not to form any part of a sales contract.

17 Ref: LCAA8409