Ref: LCAA6489 £535,000

South Farm, , , FREEHOLD

An impressive south facing detached period farmhouse offering extensive accommodation and various outbuildings, enjoying tranquillity and privacy in about 1.6 acres of gardens and a paddock. A blissful family sized country home with far reaching views amazingly just a few miles from Liskeard, the main road and railway networks but also within easy striking distance of Moor and the beaches and sailing facilities around and . 2 Ref: LCAA6489

SUMMARY OF ACCOMMODATION

Ground Floor: garden room, broad hall, slate flagged living room, sitting room, dining room, hand built kitchen, utility, wc.

First Floor: large landing, 3 double bedrooms, bathroom, shower room.

Second Floor: huge open-plan room with potential for division to create more bedrooms.

Outside: driveway and plentiful parking, two garages, stone outbuilding comprising studio, store room/workshop and log store. Greenhouse, large summerhouse, garden tractor shed. Pretty gardens to the front and side of the house, large meadow garden stocked with many different trees and shrubs, dining patio, wildlife pond, paddock with solar panels. In all, about 1.6 acres.

DESCRIPTION

South Boduel Farm is a large and handsome double fronted stone farmhouse believed to date from 17th Century then greatly enlarged in the 18th Century and more recently. The house is laid out over three floors with a relatively square plan and central broad hall and first floor landing. To the front, facing south and overlooking the garden are two reception rooms, the smaller has an open fire, the larger a woodburner and a slate flagged floor. To the rear is a dual aspect dining room, a hand built kitchen, a utility room and wc and a garden room enjoys the sunny outlook to the front. 3 Ref: LCAA6489

On the first floor are three large double bedrooms, a modern bath/shower room and a further shower room with a power shower. A staircase then ascends to a huge open-plan second floor room lit by three dormers to the front and four Velux roof windows to the rear. It is an extremely flexible space and has been used as a cinema, hobbies room and occasional bedroom. The previous owners had the plumbing brought up to this level with the idea of making it two en-suite bedrooms.

The house is complemented by stone and more modern outbuildings surrounding a courtyard at the side and rear. These provide garaging and workshop space in one part and in a former calf house is a hobbies room or studio, a store room and log store. Surrounding the house on its southern and western sides are picturesque planted gardens. The house and gardens all provide excellent views of the surrounding countryside including .

To the east of the house is a wonderful arboretum of specimen trees set within mown lawns but are also dotted with planted beds and edged by Cornish hedgerows with mature trees. Close to the house is a terrace ideal for alfresco dining and further away is a summerhouse 4 Ref: LCAA6489 making a retreat overlooking this beautiful area and also a wildlife pond. The garden is a haven for wildlife; swallows return every year. Beside the summerhouse are vegetable beds and there are fruit trees around the garden. The paddock has mostly been left to nature but includes some hazel, edible chestnut trees and an array of photovoltaic panels supplying some household electricity and returning power to the National Grid, therefore providing an income. There is also a solar water pre-heating panel on the south facing roof.

South Boduel Farm offers the countryside idyll of a lovely farmhouse, array of small outbuildings, large gardens and a paddock nestled in delightful countryside. The house and gardens enjoy excellent privacy, whilst being part of a small community. What makes this property all the more captivating is its incredibly convenient location being just a few miles from Liskeard, the main road network, a mainline railway station and also a branch railway line station which is just about within walking distance and gives simple access to the harbourside town of Looe and its surrounding beaches.

LOCATION

South Boduel Farm is only a short drive away from the ancient market town of Liskeard which provides an excellent array of local shops, banks, local inns and associated businesses together with out of town trading estates and supermarkets. The town also provides a mainline railway station with direct trains to London Paddington. Although suffering no road noise from its peaceful rural position, the house enjoys remarkably easy access out onto the A38 which then remains dual carriageway virtually all the way to Plymouth and then onward to the city of Exeter providing an approximately 1¼ hour drive to Exeter Airport.

Plymouth, which is just on the other side of the provides an extremely wide array of leisure, commercial and retail facilities, state and private schools. The Tamar river and its wide estuary waters (Plymouth Sound) and the myriad of creeks and tributaries provide excellent day sailing waters. There are several yacht clubs along the estuary and its tributaries.

The south Cornish coast is a short drive away with the picturesque coastal villages of Looe and Polperro easily accessed. Looe river and harbour provide a haven for boat enthusiasts and fishing trips can be booked from both. Fowey and Polruan on either side of the Fowey River estuary are also near at hand and are considered an upmarket sailing location with deep water moorings, inns and restaurants. Fowey also hosts Fowey Week sailing regatta which has many onshore events, Fowey Literary Festival and also the Fowey Christmas Market. Much of the surrounding countryside remains delightfully unspoilt comprising large tracts of forestry and open farmland. 5 Ref: LCAA6489

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

From the driveway a path leads across the front of the house to a door opening to:-

GARDEN ROOM – 8’6” x 6’2”. Windows wrapping around three sides overlooking the front garden with slate sills below. Slate floor, one exposed stone wall, half glazed door to:-

HALL – 23’10” x 7’9”. A large hall in the heart of the house with a turning staircase rising to the first floor and doors to:-

LOUNGE – 14’4” extending to 15’8” x 14’. High beamed ceiling, window to the front with window seat below, grand cut stone fireplace with a slate hearth, woodburning stove and slate topped alcove to one side. Slate flagged floor.

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SITTING ROOM – 13’1” reducing to 11’10” x 12’. Window to the front with slate sill, fire breast with an open stone fireplace and slate hearth.

DINING ROOM – 13’9” x 10’2”. Dual aspect with windows to the side and rear with deep slate sills.

KITCHEN – 15’8” reducing to 13’9” x 8’1”. Fitted with a range of ash fronted handmade units by Treyone under polished granite worktops with an under counter mounted stainless steel 1½ bowl sink with cut draining area to the side and period style mixer tap over. Travertine tiled splashbacks, broad window with a deep slate sill. Concealed integrated dishwasher, fridge and freezer. Falcon dual fuel range cooker set into a stone surround with a concealed extractor over and original clome oven to one side. Tiled floor, pull out larder cupboard. 7 Ref: LCAA6489 UTILITY ROOM – 7’5” x 6’1” extending to 7’8”. Slate floor, one exposed stone wall, door to the rear. Light green base and wall mounted units under a light wood effect worktop with a stainless steel 1½ bowl sink and drainer with chrome mixer tap over. Window to the rear, space under the units for a washing machine and tumble dryer. Door to:-

WC. Continuation of the slate floor, white wc, white corner cantilevered wash basin with chrome taps and white tiled splashback. One exposed stone wall, obscured window, slate floor.

FIRST FLOOR

LANDING – 24’1” x 9’4”. Window to the front with countryside views and further window to the rear also enjoying views to Bodmin Moor with a window seat below. Staircase to the second floor with cupboard below. Doors to;-

BEDROOM 1 – 14’6” x 13’7” extending to 15’5”. Window to the front with countryside views and deep slate sill, fitted light wood veneered wardrobes and drawers.

BEDROOM 2 – 12’6” extending to 13’8” x 12’4”. Window to the front overlooking countryside with a slate sill. 8 Ref: LCAA6489

BEDROOM 3 – 13’8” x 10’4”. Window to the rear with countryside views and deep slate sill, exposed floorboards.

BATH / SHOWER ROOM. Fitted with modern white sanitaryware including a wc, pedestal wash basin with chrome mixer tap and a panel bath with chrome mixer tap, glazed shower screen and Mira mixer shower over. Modern light stone effect tiled splashbacks with blue/green glass feature tiles, light blue painted recessed cupboard housing the hot water cylinder, tiled floor, mirror with integrated lighting over the wash basin, tall ladder style heated towel rail, window to the rear with deep slate sill.

SHOWER ROOM. Curving glazed screened shower enclosure with various jets and steam function. White wc, corner cantilevered wash basin with chrome taps, tiled splashback and vanity lights over with integrated electric shaver socket. Window to the rear with a deep slate sill, ladder style heated towel rail, tiled floor.

SECOND FLOOR

33’10” x 17’3”. A fantastic large space which has been used as a bedroom, hobbies room and cinema by our client. This room could easily be divided creating two still very large rooms, subject to all necessary consents. Three dormer windows with excellent countryside views to the front, four Velux roof windows to the rear with integrated blinds. Canopied ceiling with exposed timbers, central heating on the same system as the rest of the house.

9 Ref: LCAA6489 OUTSIDE

GARAGING

STONE GARAGE 1 – 21’ x 15’. Modern metal up and over door, modern roof timbers and corrugated roofing, mezzanine store area, power and light, private water supply filtration system.

GARAGE 2 – 16’3” x 11’6”. A more modern block extension to the side of the stone garage with a modern up and over door and corrugated roof. Power and light.

STONE FORMER ANIMAL HOUSE

This building is thought to have previously been over two storeys and is now divided into a studio, store room and log store.

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STUDIO – 17’3” x 14’. Painted and plaster boarded walls and ceiling, window to the side and stable door to the front, power and light, some Perspex roof panels adding more natural light. This would make an excellent artist’s studio or hobbies room.

STORE ROOM – 14’7” x 10’8”. Modern monopitched corrugated roof with opaque panels, stone walling. Currently this space has a wooden store room built within the stone walls.

LOG STORE – 14’4” x 8’3”. Stone walls, continuation of the modern monopitch roof with opaque panel.

GREENHOUSE – 10’3” x 8’2”. Of modern enamelled metal construction with opening roof window, double doors, fitted shelving and water butts to either side.

GARDEN STORE – 17’1” x 7’6”. Of modern block, timber and monopitch corrugated roof construction with an open end. This is ideal for storing garden machinery and tools etc.

SUMMERHOUSE – 14’ x 10’. Raised up on a large deck which provides a wonderful space to sit and enjoy the outlook over the garden to the front. Double doors to the front, large windows to the front and to either side. Armoured power cable laid but not connected.

GARDENS AND GROUNDS

The initial part of the drive leads in between stone walls with gates then opening onto a gravelled parking area with further five bar gates then opening into the meadow and to the yard at the side of the house where there is garaging and the stone outbuilding. Around the edge of the driveway are deep beds and further stone walls as well as the edge of the stone 11 Ref: LCAA6489 wall of the garaging. A gate opens onto a path leading to the front door and once inside the front garden this broadens to form a small terrace.

To the front of the house is a picturesque lawned garden edged by the stone boundary wall with three specimen trees adding to the space and to one side is a small lily pond with a grass overhanging it. A pathway continues around the west side of the house to the rear courtyard and a further path then leads into the garden at the west side of the house which is in contrast set out as various specimen shrubs with open ground between them sheltered by trees along the boundary with the neighbouring field.

Wrapping around the east side and to the rear of the house are gravelled and concreted areas giving a huge amount of parking and storage. Stone walls wraparound the greenhouse which is set at the rear and also off this yard is the garaging and stone former animal house. A pair of panelled timber gates open from here onto a large stone paved terrace which is perfectly positioned for entertaining close to the back door of the house. The terrace overlooks a pretty lawn which is shaded by larger trees and also has specimens. Along one side is a stone hedge with views beyond to Bodmin 12 Ref: LCAA6489 Moor. A pathway leads from the terrace through a gated pergola to a meadow garden which is set out as one large lawn dotted with individually chosen specimen trees but also with raised rockery beds, deep flowering and shrub beds to the sides and this is all enjoyed in complete privacy with wonderful mature native trees along the boundaries which provide shelter but still allow views between them to the countryside beyond. Towards the lower end of the meadow garden are raised beds for vegetables or fruit growing and the summerhouse is positioned to face south west overlooking this wonderful space back towards the house. Also towards the bottom is a wildlife pond with an island at its centre and this area has been planted then left to nature creating a beautiful feature.

A five bar gate opens from the bottom of the meadow into a field which has not been particularly used in recent years but is level, well drained and has Cornish hedged boundaries with trees and also enjoys fine far reaching views making it a very pleasant space with huge potential. To the rear of the field is an array of photovoltaic panels providing electricity and an income.

13 Ref: LCAA6489 Not to scale – for identification purposes only.

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GENERAL INFORMATION

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

POST CODE – PL14 4JZ.

SERVICES – Mains electricity, private water and drainage systems. Oil fired boiler, gas bottles for the hob. Solar water heating panel, array of photovoltaic panels providing electricity and an income. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Proceeding towards Liskeard on either the A38 from Bodmin or the A390 from . Reach the junction of these two roads at a large roundabout and take the exit into Dobwalls. Proceed through the village of Dobwalls and at a double mini-roundabout turn right and follow this road into the countryside, over a railway bridge and for about 1½ miles. Turn left at a crossroads with a stone cross onto a smaller country lane and after passing a few houses on the right South Boduel Farm is the first property on the left.

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).

15 Ref: LCAA6489 For reference only, not to form any part of a sales contract. Confirmation of the boundaries is awaited.

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