LOWER METHERELL Guide £200,000

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Rose Cottage, Lower Metherell, PL17 8BJ

SITUATION AND DESCRIPTION

A charming detached period two bedroom country cottage, formerly a Woodman's cottage, believed to date back to the late 18th century with later extensions, constructed of rendered and painted stone and cob eleva- tions under a slate roof. The property is beautifully appointed, retains much of its period charm and character including a feature fireplace in the reception room, exposed timbers throughout and attractive multi-paned windows, whilst the current owners have further enhanced these features with the installation of slate floors in the reception room and kitchen.

The accommodation is arranged over two floors and comprises a living room, fitted kitchen and bathroom on the ground floor, whilst on the first floor there are two bedrooms, one of which is currently used as an upstairs sitting room. Outside the cottage has the benefit of off road parking to the front whilst to the side of the house, steps lead up to a level enclosed cottage garden which enjoys a very pleasant outlook.

ACCOMMODATION Reference made to any fixture, fittings, appliances or any of the building services does not imply that they are in working order or have been tested by us. Purchasers should establish the suitability and working condition of these items and services themselves.

The accommodation, together with approximate room sizes, is as follows:

GROUND FLOOR

STORM PORCH A wooden door opens into:

LIVING ROOM 12' 8" x 12' 5" (3.86m x 3.78m) Multi-paned window to the front aspect with window seat; feature fireplace with timber over mantel and sur- round incorporating a wood burning stove on a slate hearth with period drier above; feature display alcove; slate flooring; exposed ceiling timbers; staircase to first floor; radiator; brace and ledge door into:

KITCHEN 8' 5" x 8' 1" (2.57m x 2.46m) Multi paned window to the front aspect; fitted with a range of wall and base units with wooden work surfaces incorporating a one and a half bowl ceramic sink unit and drainer with mixer tap over; integral electric hob with stainless steel splashback; space for an electric oven; slimline dishwasher; washing machine; continuation slate floor; panelled wall with cupboard and fridge freezer; inset ceiling lights; exposed ceiling timbers; ceiling track lighting. From the kitchen a brace and ledge door opens into:

BATHROOM Forming part of the later extension this has a small obscure glazed window to the front; suite comprising low level WC; pedestal wash hand basin; bath with electric shower over; part tiled walls; cupboard enclosing a floor standing Worcester oil fired boiler; tiled floor; inset ceiling lights; storage cupboards; extractor fan; radiator.

FIRST FLOOR

BEDROOM TWO /SITTING ROOM 9' 2" x 13' 10" (incorporating the staircase)(2.79m x 4.22m) Currently used a sitting room this has a multi-paned window to the front aspect; pine panelled wall; exposed ceiling timbers; two radiators.

BEDROOM ONE 13' 10" x 11' 1" (4.22m x 3.38m) Multi-paned window to the front aspect; pine panelled wall; feature cast iron fireplace with timber surround and slate hearth; exposed ceiling timbers; radiator.

OUTSIDE At the front of the property a gravelled area provides parking for one/two vehicles and a path leads around to the side of the cottage with steps giving access to the garden. Enclosed by hedge and Cornish bank boundaries and a bed planted with a range of mature shrubs, flowers and plants, the garden is laid mainly to lawn incorporating a central patio area and on one side there is a timber garden shed with adjacent covered log store.

SERVICES Mains water, electricity and mains drainage. Oil fired central heating.

OUTGOINGS We understand this property is in band 'B' for Council Tax purposes.

VIEWING By appointment with MANSBRIDGE BALMENT on O1822 612345.

DIRECTIONS From proceed West bound on the A390 crossing the at Newbridge and passing through the village of . Continue up the hill through Drakewalls, taking the left hand turning signposted for and Metherell and continue to follow signs for Metherell. Pass through the village of Metherell and take the left hand turning by the Cross House Inn signposted for Lower Metherell. Continue down into the hamlet and the property will be found on the left hand side, just as the country lane bends around to the right hand side.

EPC RATING 36 Band F T10319

More homes sold in 2016 *

Than any other ESTATE AGENT in PL19 & PL20

These plans are set out as a guideline only and should not be relied upon as

a representation of fact. They are intended for information purposes only

and are not to scale. Copyright @ Mansbridge & Balment 20017. * Source Rightmove

BEDFORD COURT · PLYMOUTH ROAD · TAVISTOCK · PL19 8AY TAVISTOCK · YELVERTON · BERE PENINSULA · OKEHAMPTON Tel: 01822 612345 PLYMOUTH CITY · NORTH PLYMOUTH · LONDON MAYFAIR E: [email protected]

Mansbridge Balment for themselves and for the sellers/landlords of this property whose agents they are give notice that :- (1) These particulars are set out as a general outline for the guidance of prospective buyers/tenants and shall not form the whole or any part of a contract. (2) All descriptions, dimensions and areas, references to condition and necessary permissions for use and occupation and other details are given in good faith and believed to be materially correct but any intending buyer/tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (3) No person in the employ of Mansbridge & Balment has any authority to make or give any representation or warranty at all about the property. (4) No responsibility can be accepted for any expenses incurred by a prospective buyer/tenant in inspecting this property if it is sold., let or withdrawn.