Ref: LCAA8436 Guide £450,000

Bosrowynek, West Langarth, Threemilestone, Nr. , , TR4 9AN FREEHOLD

A very spacious attached character 4 bedroomed barn conversion discreetly situated off an unmade lane on the rural outskirts of Truro. For sale for the first time in 25 years and complemented by a lovely tiered garden, ample gated parking and a large garage. 2 Ref: LCAA8436

SUMMARY OF ACCOMMODATION

Ground Floor: hallway, kitchen/breakfast room, side passageway, sitting room, dining room, wc, entrance porch.

First Floor: landing, 4 double bedrooms (1 with en-suite), family bathroom.

Outside: good sized tiered gardens, ample gated parking and large garage.

DESCRIPTION

Bosrowynek is situated in a discreet tucked away location on the rural fringe of Threemilestone yet moments from Langarth park and ride and only 4 miles from the centre of Truro. Enjoying a lovely rural position down a well beaten accessway.

Buyers should be aware that a positive and well planned development at Langarth Garden Village will take place over the next few years which will inevitably change the surroundings to a degree and buyers should consult the Langarth Village Plan (www.langarth.co.uk).

3 Ref: LCAA8436 The property was converted around 1994 and is for sale for the first time in 25 years. Exceedingly attractive and close to protected woodland, the property benefits from peace and quiet and an abundance of wildlife. Extending to around 2,100sq.ft. the property offers exceptional space and character and access is gained via a broad entrance hallway through to a spacious kitchen/breakfast room with an oil fired range providing domestic hot water and central heating. There is a rear hallway/utility area and the two principal reception rooms are of a very good size with a spacious sitting room with feature fireplace and substantial feature LPG fire and archway through into a large dining room.

On the first floor there is a large landing, four double bedrooms (one with an en-suite bathroom) and there is also an additional family bathroom. The property has timber frame double glazed windows throughout and benefits from oil fired central heating.

Outside the property has extremely good sized and pretty gardens fronting the lane, the main area of garden is to the front and side and is laid mainly to tiered lawned areas with a lower patio. From the gardens there is a pleasant rural outlook. At the rear there is a private gated parking area with space for approximately three vehicles and a large garage. There is also a side roadway owned by the property over which access for the adjoining property is required but provides additional parking opportunity.

A lovely character home in a highly convenient yet rural location.

LOCATION

Bosrowynek is situated on the outskirts of Threemilestone close to the Langarth park and ride and offers easy access to both Truro and the A30 to the west. Situated within 4 miles of Truro city centre, the property enjoys the facilities of the county capital, nearby golf course, tennis club and the city centre which provides an extensive range of local shops and larger national stores. It also has a mainline station with a direct link to London Paddington, excellent road links with the A30 which is only a few minutes to the west and this provides dual carriageway all the way to Exeter where it joins the M5 to Bristol and the A303 to London. To the north west lies Cornwall Airport which provides daily shuttle flights to various locations within the UK, Europe and Ireland. To the south and east lies the with its connected creeks which together with Falmouth and the Carrick Roads provide extensive sailing facilities, clubs and some of the best day sailing waters in the country. The property is really well placed for easy access to the shopping at Threemilestone with a doctor’s surgery, dentist, pharmacy, etc., but also within 4 miles of the city centre itself and within 1½ of the Royal Cornwall Hospital Treliske and the private Duchy Hospital.

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

Access is gained via a timber stable style door with outside courtesy light to:-

HALLWAY / CROSS PASSAGEWAY. With further timber stable style door to the rear. Quarry tiled floor, plumbing for automatic washing machine, radiator with thermostat. Pine door to:-

SEPARATE WC. With white low level appliance, pedestal wash basin, radiator with thermostat, timber double glazed window. 4 Ref: LCAA8436

Further door from the hallway to:-

KITCHEN / BREAKFAST ROOM – 17’ x 13’7”. A lovely spacious room with high beamed ceiling, quarry tiled floor throughout and fitted with a range of pine fronted kitchen units comprising base cupboards and drawers with matching eye level wall units, half dresser and tall storage cupboards. Space for dishwasher and refrigerator. Timber edged granite style worksurfaces with tiled upstands, large feature redbrick fireplace recess housing a stunning Heritage range providing cooking in addition to hot water and central heating both can be independently controlled and there is also a timer function.

Door from the kitchen to the main entrance hallway 17’ x 7’6” with coloured double glazed door and wide entrance porch and outside courtesy light. Further double glazed door to the rear courtyard, radiator with thermostat. Door to:-

SITTING ROOM – 18’ x 17’. Full of character a bright and spacious dual aspect room with two pairs of French doors leading to the main garden and also to the rear courtyard. High beamed ceiling, two radiators with thermostatic controls and there is a lovely granite and brick fireplace housing a substantial feature LPG fire. An archway leads through to:-

DINING ROOM – 18’ x 11’7”. A dual aspect room with double glazed windows on two elevations, high beamed ceiling, radiator with thermostat.

Stairway from the hallway to:-

5 Ref: LCAA8436 FIRST FLOOR

LANDING. Deceptively spacious and L-shaped with built-in airing cupboard containing lagged copper hot water cylinder with fitted immersion heater. Double glazed window affording a pleasant rural outlook, radiator with thermostat. Doors to:-

BEDROOM 1 – 16’9” x 11’3”. A bright dual aspect room with timber double glazed window and timber double glazed French door and Juliet balcony overlooking the private gardens and surrounding countryside. Coved and artexed ceiling, radiator with thermostat. Door to:-

EN-SUITE BATHROOM. Suite comprising low level wc, bidet, pedestal wash basin with tiled splashback and large spa bath with decorative canopy, fully tiled shower cubicle with glazed screen and shower fitting. Double glazed window, radiator with thermostat.

BEDROOM 2 – 10’7” x 10’4”. Timber double glazed window overlooking the gardens, radiator with thermostat, pedestal wash basin, coved and artexed ceiling. 6 Ref: LCAA8436 BEDROOM 3 – 17’1” x 11’1”. Timber double glazed windows on two elevations having a lovely rural outlook. Radiator with thermostat, coved ceiling, pedestal wash basin.

BEDROOM 4 – 12’2” x 12’. Timber double glazed window, radiator with thermostat, coved ceiling, pedestal wash basin.

FAMILY BATHROOM. With white suite comprising low level wc, pedestal wash basin with tiled splashback, timber panelled bath with fully ceramic tiled surround and shower fitting. Radiator with thermostat, timber double glazed window, coved ceiling.

OUTSIDE

Access is gained via the lane and then into a private section of tarmac driveway where there is additional parking specifically for the property but access if required at all times for an adjoining house but there is sufficient width to park additional vehicles.

7 Ref: LCAA8436 The front garden is very pretty with low stone walls and well stocked shrub and flowering borders providing a degree of colour, an established wisteria and an area of lawn abutting the lane. Gravelled pathway to give access to both entrance doors. From the side tarmac driveway there is a decorative metal gated access into the private driveway and parking area for the property with space comfortably for three vehicles and there is a:-

LARGE DETACHED GARAGE – 18’3” x 17’9”. Metal electric roller door. Electric light and power.

Surrounding the parking area there are raised borders and double wrought iron gates which lead to a brick paved inner courtyard.

The main garden area lies to the side of the property with an expansive lower paved area with outside lighting directly accessed from the living room or via a gate from the front garden. Steps lead up through to an intermediate tier which is laid to lawn and surrounded by lovely established borders containing flower shrubs and giving a good variety shade. A further flight of granite steps lead to the upper area which again enjoys immense privacy and also as an elevation allowing views across open countryside and wooded areas. This is laid mainly to lawn with an established wildlife pond again surrounded by mature shrubs and trees and having vehicular access and outside the vehicular gates is an additional area of lawn which could be used and adapted for additional parking if required. The garden contains soft fruit including damsons, gooseberries, raspberries and rhubarb.

8 Ref: LCAA8436 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 – TR4 9AN.

SERVICES – Mains water and electricity. Private drainage (septic tank). Oil fired central heating. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Proceed out of Truro and past the park and ride roundabout at Threemilestone taking a turning on the right hand side directly opposite Britannia Lanes Removals into a small commercial estate. Proceed down the road taking a discreet lane adjacent to Lux Windows. Proceed down this unmade and slightly bumpy lane for approximately 300 yards and Bosrowynek is the first property 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 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. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

9 Ref: LCAA8436 Not to scale – for identification purposes only. 10 Ref: LCAA8436