Hillside, Hicksmill, Polyphant. Details August 2019

in association with

Hillsid e Hicksmill | Polyphant | Launceston | Cornwall GUIDE £450,000 Hillside , Hicksmill, Polyphant, Launceston, Cornwall, PL15 7PT

An opportunity to purchase with no forward chain a character and extended detached three bedroom country home with 1.45 acres. The property has a range of benefits including extensive outbuildings, stables, garages, gardens, pad dock and fishing rights on the River Inny.

7 bed 4 bath 3 recp 8.6 acr Double garage with • Spacious and extended room detached above character home.

• Excellent equestrian facilities. • Plenty of reception rooms. • Three double bedrooms (one en-suite). • LPG fired central heating and UPVC double glazing. • A range of outbuildings, sheds and stores. • Total plot amounting to some 1.45 acres. • Water frontage and fishing rights on the River Inny. • Good access to the A30 dual carriageway. • Offered for sale with no forward chain.

Hillside is a character detached home that has been significantly extended in recent years and would suit a wide range of purchasers including those that need large outbuildings for storage, work from home or have horses. The accommodation is spacious and highly flexible and would benefit from some updating. Externally there is p lenty of parking a static caravan and lapsed planning to add a detached annexe. The property is close to village facilities in nearby Polyphant and also has good access to road networks including the A30 which is a mile or so away and opens up many commute r routes to large towns and cities. All in all we believe that this character home offers so much to many and therefore an internal viewing is highly recommended.

INTERIOR GROUNDS Beyond the painted stone exterior which is One of the key elements of Hillside is the part rendered lies the accommodation which outside gardens and grounds, which would suit is accessed at the front by a pedestrian path. a range of buyers. There is a private driveway The welcoming and spacious entrance porch leading to a vehicular gate which opens into the leads into the hallway where the stairs ascend plot which is well enclosed. to the first floor. At either side is the breakfast room and the dining area. The breakfast room At the front of the property is an attractive has an exposed stone floor to ceiling fireplace garden which has a range of shrubs, bushes and with cupboards at either side where there is perennials offering welcome colour at various room for a good sized table. The dining area times of the year, adjacent is a feature pond leads into the lounge which is light and airy and and a wraparound impressi ve raised decking dual aspect, again it has a stone fire surround area which encapsulates the outlook over the with open fire and usef ul shelving at either side, yard and towards the field. This is the perfect large windows and a further real flame effect place to sit and relax. There are further garden gas fire. The layout is sociable and would suit areas and a selection of young specimen trees. those with large families or who like to entertain. Double internal doors flow into the A selection of outbuildings are found within study/snug which is light and airy and a multi- th e grounds and include two double garages purpose room. It has a small balcony and stairs and additional adjacent workshops, these areas that descend down to the garden room which are great for storage of plenty of vehicles and also has double doors to the garden. The perhaps would appear to the mechanic or kitchen has a range of matching units and an classic car collector. A further vehicular gate electric range style oven which is included in leads into the equestrian yard w hich has a the sale. Like the dining room it has a slated modern wooden stable block on a concrete floor and extends into the utility room with base consisting of two loose boxes, a feed walk in pantry and ground floor WC . store and tack room. The stables have power, Concluding this level is a useful boot room water and light. Adjacent is a further area with further cupboards which leads to the which was once used as a small barked turn garden. out area and access to the paddock . A large three bedroom static caravan has been used On the first floor are three bedrooms all of for overspill accommodation and has its own which have built in wardrobes or cupboards. decking area. Further outbuildings include a Bedroom one has an extensive range of fitted former stable which has water and light bedroom furniture to include beside drawers, connected , sheds and stores and a storage wardrobes and a dressi ng table and a modern container. It is worth noti ng that on 28th April fitted en-suite shower room/WC wh ich has a 2015 conditional planning permission was mains shower unit . The modern family granted for the erection of a detached annexe. bathroom/WC has a mains shower unit. This consent has now lapsed but a prospective Hillside has modern comforts including LPG purchaser may wish to consider re applying for fired central heating and external windows and same. The paddock is gently sloping, well doors are UPVC double glazed with many of boarded by fencing and mature trees, it is well the internal doors being the traditional latched visible from the house and has its own separate style and in keeping with the character and agricultural access and a mains water trough. integrity of the home.

The field leads naturally down to the bank of the River COUNCIL TAX BAND Inny, where for the keen or amateur fisherman there are E: Cornwall Council. fishing rights on the River which contain species to include brown trout and migratory trout. The River AGENTS NOTE complements the delightful location in w hich the home Please note that fishing is subject to the acquisition of sits. necessary licences from the Environment Agency.

LOCATION OPENING TIMES: Nearby P olyphant is a unique East Cornwall Domesday Monday – Friday 9:15am – 5:30pm village with a traditional village green surrounded by an Saturday 9:00am – 4:00pm attractive cluster of Cornish Cottages dating back many Sunday 10:00am – 1:00pm hundred years. This picturesque setting is familiar to many. A vital comprehensive village shop has opened in SERVICES AND REFERRAL FEES recent years . There are superb transport links with the Webbers Property Services Ltd (WPSLtd) refer buyers A30 located a short distance away. For those seeking and vendor clients to Together Financial Solutions, village amenities Lewannick village is position ed within 2 please be aware that should you decide to use this miles and has a Shop/Post Office, County Primary service (WPSLtd) will receive an average referral fee of

School, Parish Church, Village Hall, Doctors Surgery and £265 from them on legal comple tion. (WPSLtd) may also Public House. The ancient former market town of provide a conveyancing quotation via Law Firm Services Launceston is within 6 miles and offers a wide range of (LFS) in conjunction with a local law firm, should you shopping, commercial, educational and recreational decide to use this service (WPSLtd) will receive a facilities. referral fee of £150 on legal completion. This fee is taken for recommending their services and to cover the on- For those looking for further shopping facilities and line transaction management service provided by (LFS). transport links the Continental Ferryport and City of Plymouth is located within 30 miles and the Cathedral Want to know More? City of Exeter is within 50 miles of the property and has We recognise that buying a property is a big access to the M5 motorway and a valuable International commitment and, therefore, recommend that you visit Airport. the local authority website (contact the branch for details) and the following websites for more helpful DIRECTIONS information about the property and local area before From Launceston Town Centre proceed along the A388 proceeding. towards Pennygillam Roundabout. Upon reaching the roundabout take the first left hand exit signposted www.environment-agency.gov.uk towards Bodmin heading Wes tbound along the A30 dual www.landregistry.gov.uk carriageway. Continue for approximately 6 miles taking www.gov.uk/green-deal-energy-saving-measures the right hand exit signposted towards Hicksmill and www.homeoffice.gov.uk Energy Performance Certificate Polyphant, double backing onto the Eastbound dual www.ukradon.org carriageway. Take the almost immediate left hand www.fensa.org.uk turning for Hicksmill . Proceed down into the hamlet, www.nesltd.co.uk over the River Inny, where Hillside will be identified on http://list.english-heritage.org.uk the right hand side partly up the hill and is marked with a Webbers Fine and Country For Sale Board.

SERVICES Mains electricity, water and drainage.

Outbuildings

Shed 1 12' x 10' approx (3.66m x 3.05m approx) Shed 2 10' x 6' approx (3.05m x 1.83m approx) Shed 3 6' x 8' approx (1.83m x 2.44m approx)

IDENTIFICATION ONLY – NOT GUARANTEED

Webbers Fine & Country Launceston Office Tel. 01566 771919 Email: [email protected]

For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. Some photographs may have been taken using a wide angle lens. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings, if there are important mat ters which are likely to affect your decision to buy, please contact us before viewing the property.

in association with Tel : 01566 771 919 Webbers Fine & Country webbers.co.uk 10a Broad Street Launceston Cornwall PL15 8AD [email protected] fineandcountry.com