Little Bodwannick Little Bodwannick Hoopers Bridge, Nanstallon, , PL30 5LN Nanstallon ½ mile Bodmin 3 miles A30(T) 3 miles

• Delightfully Presented • Cross Passage Hallway • 3 Reception Rooms • Kitchen & Utility Room • 4 Bedrooms (1 En Suite) • Family Bathroom • Traditional Barn • Gardens

Guide price £525,000

SITUATION Hoopers Bridge is an attractive hamlet about half a mile to the west of the popular village of Nanstallon, which itself is only about 2.5 miles from Bodmin. The valley with its renowned cyle path is a short distance to the north of Nanstallon and from Hoopers Bridge there is a junction to the A30(T) about 3 miles to the south. DESCRIPTION Little Bodwannick is a quality house which presents to the open market a property of considerable charm and character. Indeed, this is reflected in the A quality most appealing and characterful house with traditional propertys status as a Listed Building of Special Architectural or Historic Interest and there are a number of original features including traditional fireplaces, barn, gardens and triple garaging window seats, ceiling timbers, flagstone floors, exposed floor boards, bread oven and so forth.

The pedestrian approach to the front door is via an central pathway which intersects the front traditional walled garden laid mainly to lawn with well- stocked flower and shrub beds.

The house stands in a commanding position on the edge of the hamlet and enjoys some far-reaching views. The accommodation is presented to a high standard and nicely blends modern living qualities with the original character. The accommodation layout is shown on the attached floor plan.

On the ground floor is a Cross Passage Hallway with slate flagstone floor, wall lights and strip pine doors off to a delightful Sitting Room with polished floorboards, wood-burner set in granite fireplace with recessed shelving to either side and window seat and and opposite a Dining Room with original slate flagstone floor, wall niche, window seat, arched fireplace recess and exposed original studwork. At the rear of the Hall is access to an Inner Hall with turning balustrade stairs off to first floor and door to Study with granite and slate floor, ceiling timbers, window seat and understairs cupboard. The Kitchen also boasts a wealth of character with original flagstone floor, ceiling timbers, large dresser, an oil-fired Aga set in fireplace and strip pine door to understairs cupboard which are blended with modern quality units with polished granite worktop surfaces, single drainer sink unit with mixer tap, cupboard and drawers and built-in Electrolux oven with combination microwave and grill with 4-ring halogen hob over. From the Kitchen is an archway with cast iron door to bread oven which leads to Boot Room/Utility Room with slate flagstone floor, ceiling timbers, door to outside, plumbing for washing machine, open cupboard with oil fired boiler with slatted shelving over and door to spacious Cloakroom with WC and washbasin. Door to Storage Area with concrete floor, power and lighting and opening to the Courtyard Garden.

On the first floor there is a Central Landing with timber floorboards and doors off to four Bedrooms, all with exposed floorboards including some old wide original boards. In the main bedroom there is a door to an En Suite Shower with tiled shower, WC and pedestal washbasin. Also off the Landing is a large family Bathroom with ball and claw roll top bath with Victorian style fitted shower attachment/side loading, WC and pedestal washbasin.

From the Landing is a door to an Inner Landing which leads an expansive carpeted Attic Space with radiators, gable end windows and exposed roof timbers. OUTSIDE On the northern side of the house is an enclosed Courtyard Garden with stone chipped seating areas, raised vegetable beds and area of lawn to a Cornish Beech hedge and on the western side is a detached stone and slate single storey Traditional Barn with internal divisions, power and lighting. (A previous planning permission and listed building consent included conversion of the Traditional Barn to an Annex and it is considered that these approvals are alive).

To the rear of the house are level stone chipped seating areas, a covered old well and a tiered area of level lawn garden with hedge banks beyond. There is access around the side of the house to the front gardens. THE GARAGING Triple Garage of stone block with insulated metal clad roof with strip lighting, power, convector heater, shelving, concrete floor, electric roller door and secondary gable end vehicular door. VIEWING Strictly and only by prior appointment with Stags office on 01872 264488 DIRECTIONS Travelling east or west-bound on the A30(T) exit at the Innis Downs Roundabout for St. Austell and . Take the A389 towards Wadebridge and . Drive down to and through Lanivet. Drive up the hill and at the crossroads, turn left towards Nanstallon. After a few hundred yards at the crossroads, turn left towards Tremore. Drive over the small bridge and after about a further 100 yards, turn right (unsignposted) and Little Bodwannick will be seen as the second property on the left-hand side. SERVICES Mains electricity. Shared private borehole water supply. Private drainage. Oil- fired central heating. Oil-fired Aga. TV and telephone point. Little Bodwannick, Hoopers Bridge, Nanstallon, Bodmin, PL30 5LN

These particulars are a guide only and should not be relied upon for any purpose.

Stags Stags Estate Agents, 61 Lemon Street, Truro, , TR1 2PE Tel: 01872 264488 [email protected]

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