Germansweek £295,000 2 1 1

GERMANSWEEK £295,000 2 1 1

Ash House, Germansweek EX21 5BP

SITUATION AND DESCRIPTION The property is situated at the heart of the sought after rural village of Germansweek in a conservation area, close to the popular Roadford Lake and within easy access of the A30.

In Germansweek a Norman Church, Village Hall and small organic dairy can be found. The primary and secondary school bus routes also pass through the village. There are numerous footpaths, bridleways and cycling routes surrounding the village and lake, providing easy access to mature woodlands, the Wolf Valley and the beautiful lake side. The towns of Okehampton, Holsworthy and Launceston, all approximately eleven miles distant provide a full range of social, commercial and shopping facilities.

Of standard construction and built to a fine specification, the property offers deceptively spacious accommodation arranged over three levels. With double glazing and oil fired central heating the property has a combination of low maintenance and energy efficiency. It is presented in immaculate order throughout and enjoys beautiful views.

The accommodation briefly comprises; entrance hall; cloakroom; dual aspect sitting room; well appointed kitchen. To the first floor are two double bedrooms and a bathroom. A second staircase leads to a loft room and access to generous eaves storage.

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

Open porch with outside light and solid oak door with glazed insert to:

GROUND FLOOR

With Karndean flooring throughout.

ENTRANCE HALL Stairs to first floor; radiator; doors to:

CLOAKROOM/UTILITY Obscured window to side; low level WC; pedestal wash hand basin; appliance space and plumbing automatic washing machine; radiator.

SITTING ROOM 19' 0" x 12' 6" (5.81m x 3.82m) Dual aspect; French doors to decked area and rear garden; fireplace with marble hearth housing electric woodburner; telephone point; two radiators; television point.

Open entrance to:

KITCHEN 11' 4" x 7' 7" (3.47m x 2.33m) Window to rear; stable doors to outside; range of floor and wall units under roll top worksurfaces; inset 1 1/2 bowl stainless steel sink and drainer; tiled splashbacks; fitted electric oven; induction hob and hood over; appliance space for fridge; appliance space for freezer; downlighters; radiator.

Return to hall.

Staircase with window to side leads to first floor.

FIRST FLOOR

Doors to:

BEDROOM TWO 12' 8" x 7' 6" (3.87m x 2.31m) Window to rear with views over valley; telephone point; radiator; television point.

BEDROOM ONE 19' 1" x 10' 8" (5.82m x 3.27m) Very generous in size; dual aspect; fitted wardrobe; telephone point; two radiators; television point.

BATHROOM 9' 0" x 4' 9" (2.75m x 1.47m) Obscured window to front; pedestal wash hand basin; low level WC; panel enclosed bath with mains shower attachment over; extractor fan; vanity light; heated towel rail; downlighters.

SECOND FLOOR

A second stairway with radiator leads to a landing with storage cupboard and door to loft room.

LOFT ROOM Velux window and valley views; currently used as an office; access doors to eaves storage; two television points; two telephone points; radiator.

OUTSIDE

REAR GARDEN South facing low maintenance professionally landscaped garden comprising large decked area with storage space under, paved patio and a variety of borders. The garden is fully enclosed by fencing and mature Beech hedging. There is a pedestrian gateway to the front, an external boiler and tank, outside tap and electric points. Also within the garden are two well maintained timber sheds.

FRONT To the front is a stone chipped driveway with off road parking for two cars.

SERVICES Mains water, mains electricity, private drainage, oil fired central heating. High speed fibre broadband.

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

VIEWING Strictly by appointment with MANSBRIDGE BALMENT, Okehampton Office on 01837 52371.

DIRECTIONS From our offices in Okehampton, proceed in a westerly direction joining the A30 dual carriageway and continue until you arrive at the exit signposted Roadford Lake. Follow the signs towards Bratton Clovelly, then Germansweek, passing over the reservoir bridge. On arrival in the village the property can be located on your right clearly marked by Mansbridge Balment For Sale board.

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.

BETTER COVERAGE, WIDER CHOICE MORE LOCAL OFFICES than any other Estate Agent in our AREA *

O1065 EPC Rating 80 Band C

BRIDGE HOUSE · OKEHAMPTON · DEVON · EX20 1DL TAVISTOCK · YELVERTON · BERE PENINSULA · OKEHAMPTON Tel: 01837 52371 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. * PL19, PL20, EX20