Ref: LCAA7585 £450,000

41 Old Tannery Lane, Grampound, , , TR2 4PZ FREEHOLD

A superb double fronted, stone faced six year old, 5 bedroomed detached house, occupying an elevated position on the outskirts of this small and select modern development, commanding wonderful views out over the surrounding countryside. The impeccably presented accommodation provides 5 double bedrooms, 3 bathrooms (2 en-suite), 3 reception rooms and lovely well stocked gardens. 2 Ref: LCAA7585

SUMMARY OF ACCOMMODATION

Ground Floor: hall, cloakroom, sitting room, dining room, kitchen/breakfast room, utility room.

First Floor: 3 double bedrooms, en-suite shower room and family bathroom.

Second Floor: 2 double bedrooms, en-suite shower room and dressing room.

Outside: large lawned rear garden with landscaped beds and borders, double integral garage and workshop, two parking spaces, communal lawns and beds to the front.

DESCRIPTION

A superb detached five bedroomed stone faced double fronted house occupying a glorious elevated position that provides the property with some fantastic, broad views over fields and countryside. Built some six years ago, set on the edge of a select, small development on the outskirts of the popular and picturesque village of Grampound.

The impeccably presented accommodation provides beautiful proportioned bedrooms and reception rooms with the accommodation spread over three floors, comprising to the ground floor, a large, welcoming entrance hall with stairs ascending to the 3 Ref: LCAA7585 first floor. Two sets of twin glazed doors open on to the sitting room and dining room, the sitting room being a fantastic triple aspect room with doors into the garden and a lovely walk-in bay window overlooking countryside. On one side is a fireplace with fitted woodburning stove. At the rear of the property is a large kitchen/breakfast room with double doors into the garden, the kitchen area is fitted with an excellent range of white gloss units with integrated appliances. Off the kitchen is a useful utility room with a door to the side path.

On the first floor is a large galleried landing with stairs ascending to the second floor and doors off to three double bedrooms and a family bathroom. The guest bedroom has an en-suite shower room. On the top floor is the master bedroom suite which comprises a large dormer double bedroom with fantastic views down a valley and over countryside. Off the bedroom is an en-suite dressing room leading through to an en- suite shower room and on the opposite side of the landing is a further double bedroom with a dormer window providing lovely views.

The property is approached through beautifully maintained well stocked landscaped communal gardens and a driveway to the side sweeps into a communal courtyard shared by just this house and its neighbour, where number 41 has two parking spaces in front of an integral double garage at lower ground floor level and off the garage is a useful workshop. The rear garden is a good size, mainly lawned with well stocked and landscaped flower and shrub bed borders and close board fencing all round.

The property benefits from all mains services with mains gas central heating. Is of timber frame construction we understand, with attractive stone faced elevations and has double glazed sliding sash windows, in keeping with its Georgian style. 4 Ref: LCAA7585

LOCATION

Old Tannery Lane is within walking distance of the heart of the picturesque village of Grampound yet also within easy reach of quiet country lane walks. Nearby are the villages of , Probus and and, between them all they offer village shops, inns, restaurants, doctor’s surgery, a dentist and primary/secondary schooling.

The property has easy access to the A390 which links the major town of with Truro, Cornwall’s capital, a few miles away to the south west. Truro is the main administrative centre for the county providing a wide range of shopping, leisure and commercial facilities as well as private schooling. Along with supermarkets, trading estates, private and NHS hospitals, Truro has a mainline railway station on the main route to Paddington with approximate travel time of 4½ hours.

To the north east lies the town of St Austell which also has a mainline station on the direct line to Paddington, a further array of shops, a large sports centre, numerous sports clubs and a coach/bus station. A short cut through Grampound Road provides a direct road link to the A30 which gives quick access throughout Cornwall as well as remaining dual carriageway all the way to Exeter where it joins the national motorway network.

Grampound is perfectly placed to take full advantage of the wonderful countryside walks available along the numerous footpaths in the area whilst the beautiful countryside, rivers and coastal areas of the Roseland Peninsula are just a short drive away to the south.

The Roseland is unspoilt and picturesque with rugged headlands and sandy beaches on its western shore contrasting with soft rolling countryside leading down to the sailing waters of the Carrick Roads and Percuil River, at the mouth of which is the idyllic sailing village of .

A simple drive to the north beyond the A30 leads to and Cornwall’s fantastic Atlantic coast with superb sandy beaches and the Atlantic swells which provide excellent surfing, wind surfing and body boarding. This coast is renowned throughout the .

5 Ref: LCAA7585 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

Paved front step to composite part opaque double glazed panelled door with outside courtesy light to:-

ENTRANCE HALL. Recessed mat well, staircase ascending to the first floor, radiator. Oak effect flooring. Understairs storage cupboard. Doors off to:-

CLOAKROOM. White suite comprising a low level wc, pedestal wash hand basin with tiled splashback, extractor fan, oak effect flooring, radiator with thermostatic control, high level wall mounted electric consumer circuit breaker board.

SITTING ROOM – 19’ x 11’3” plus the bay. A fantastic triple aspect room with a double glazed walk-in bay window on one side, providing lovely views over the garden and out to countryside in the distance. Twin double glazed doors open onto the rear garden. Feature fireplace with woodburning stove, TV point, telephone point, three radiators with thermostatic controls, oak effect flooring.

DINING ROOM – 11’3” max. into bay x 10’. Lovely walk-in double glazed bay window at the front provides views over the garden to countryside in the distance, oak effect flooring, radiator with thermostatic control.

KITCHEN / BREAKFAST ROOM – 16’9” x 14’. A lovely dual aspect room with double glazed sash windows overlooking the rear garden and twin opening double glazed doors on one side flanked by a double glazed window, opening onto the rear patio, oak effect flooring throughout. The kitchen is extremely well fitted with a comprehensive range of gloss white fronted cabinets comprising base level cupboards and drawers with further matching wall cupboards and three full height units. Surrounding roll edge laminated worktop surfaces and upstands. An excellent range of integrated appliances include a double oven and grill, a fridge/freezer, four ring gas hob with stainless steel splashback, illuminating filter hood above and a dishwasher. 1½ bowl stainless steel sink unit with chromium mixer tap and flexible rinsing hose. Two radiators with thermostatic controls, television aerial point. Door to:-

6 Ref: LCAA7585

UTILITY ROOM – 6’2” x 5’3”. Double glazed panelled door opening onto a side pathway, oak effect flooring, single drainer stainless steel sink unit, undercounter space for appliances, base level and wall mounted high gloss white finished cabinets, extractor fan. Roll edged laminated surrounding worktop surface and upstands, recessed matt well, radiator with thermostatic control.

From the entrance hall a staircase with oak newel posts/handrails and chrome banisters, ascends to a:-

GALLERIED FIRST FLOOR LANDING. Radiator with thermostatic control, double glazed window to the front, wall mounted thermostatic control for the central heating. Built-in airing linen cupboard housing a Megaflow pressurised hot water cylinder with further storage/ clothes drying room. Doors off (from right to left) to:-

BEDROOM 2 – 13’5” x 11’4” plus door recess area. A lovely dual aspect double bedroom with fantastic views to the front, down a valley and over the surrounding countryside, two radiators with thermostatic controls. Door to:-

7 Ref: LCAA7585 EN-SUITE SHOWER ROOM. Double size shower cubicle with tiled wall surrounds and fitted shower with chromium fitments, pedestal wash hand basin, low level wc, part tiled walls, opaque double glazed window, electric shaver point, wood effect flooring. Ladder radiator/towel rail, extractor fan.

BEDROOM 3 – 17’ x 9’9”. Double glazed sash window overlooking the rear garden and countryside beyond, radiator with thermostatic control.

FAMILY BATHROOM. White suite comprising a panel enclosed bath with tiled wall surrounds, fitted shower with chromium fitments above, low level wc, pedestal wash hand basin, part tiled walls. Wood effect vinyl flooring, ladder radiator/towel rail with thermostatic control, opaque double glazed window, extractor fan, electric shaver point.

BEDROOM 5 – 11’8” x 10’. Double glazed sliding sash windows to the front, distant views to countryside, radiator with thermostatic control.

From the first floor landing a turning staircase with oak handrails and newel posts and chrome banisters, ascends to a:-

SECOND FLOOR LANDING. Built-in cupboard housing a wall mounted Potterton gas fired boiler to supply domestic hot water and central heating with adjacent wall mounted electronic programming control panel and room for storage. 8 Ref: LCAA7585 From the landing there are doors off to:-

MASTER BEDROOM SUITE – 13’8” x 11’4” plus a walk-in dormer window on one side. Built into the eaves with good head height. Walk-in dormer window with double glazed sash window providing fantastic far reaching views over countryside. Wood effect laminate flooring, built-in eaves storage cupboard, radiator with thermostatic control, loft hatch access. Door to:-

EN-SUITE DRESSING ROOM. Built-in eaves storage cupboard. Door to:-

EN-SUITE SHOWER. Fully tiled shower cubicle with fitted shower and chromium fitments, low level wc, pedestal wash hand basin, part tiled walls, electric shaver point, wood effect vinyl flooring, double glazed skylight window providing far reaching countryside views, extractor fan. Wall mounted ladder radiator/towel rail.

BEDROOM 4 – 11’4” x 11’3” built into the eaves but with good head height plus a walk-in dormer window which has a double glazed fitted sash providing stunning views over the surrounding countryside. Built-in eaves storage cupboards, laminate wood effect flooring, radiator with thermostatic control.

OUTSIDE

The property is approached from the front via an asphalted footpath flanked by communal gardens comprising a broad swathe of lawn with well planted flower and shrub beds inset. Steps descend to a parking area and INTEGRAL DOUBLE GARAGE – 19’5” x 17’5” plus a WORKSHOP – 9’5” x 5’2”. Two metal up and over doors to the front, electric power and light points, electric ceiling light point in the workshop. In front of the garage is a broad brick pavioured driveway, shared with one neighbouring property providing communal access for both to their respective garages and there are two parking spaces in front of the garage.

9 Ref: LCAA7585 Steps up from the driveway lead to a wooden gate opening into the rear garden. Adjacent to the house is a paved patio area with a path running across the back of the house and down the left hand side providing a separate pedestrian access. The rear garden is well planted with a broad swathe of lawn flanked by beautifully planted and landscaped well stocked flower and shrub beds with climbing plants down one side fence. The boundaries comprise close board fencing on all sides.

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 – TR2 4PZ.

SERVICES – Mains water, gas, electricity and drainage. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Truro follow the A390 towards St Austell, proceed down into the village of Grampound and on ascending the hill on the St Austell side, when leaving Grampound, take the last turning right, before getting to the dual carriageway, onto Bosillion Lane and then take the second turning right into Old Tannery Lane follow the road down to a T-junction at which turn left and number 41 is the second to last house 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 10 Ref: LCAA7585 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.

AGENT’S NOTE 1 – The communal gardens for the development provide a stunning backdrop for all the properties and comprise large areas of well maintained lawns with beautifully stocked and well planted flower and shrub beds for which all the owners contribute a sum of £311 for 2018/September 2019 for the management fees (payable monthly).

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.

11 Ref: LCAA7585 Not to scale – for identification purposes only.

Please note that there is a slight change to the floor plan, which is that the bay window in the sitting room is at the side rather than the front.

12 Ref: LCAA7585 For reference only, not to form any part of a sales contract.

13 Ref: LCAA7585