Ref: LCAA6369 £579,950

Rosemary Cottage, Budock Vean, Smith, FREEHOLD

A thoroughly refurbished and beautifully presented detached 4/5 bedroomed dormer style house, set in a large garden plot in an elevated position that provides lovely views over the surrounding countryside and down to Port Navas Creek. 2 Ref: LCAA6369

SUMMARY OF ACCOMMODATION

Ground Floor: entrance porch, entrance hall, cloakroom, sitting room, dining room, kitchen, conservatory, study/bedroom 5, master bedroom with en-suite bath/shower room.

First Floor: bedroom 2 with en-suite shower room, 2 further bedrooms, family bathroom.

Outside: detached garage, large off-road parking and turning area for numerous vehicles, ramp and steps descending from the parking area to the house. Generous lawned gardens to the side and rear with well defined boundaries providing good screen.

DESCRIPTION

A beautifully presented detached dormer style house providing flexible part reverse level accommodation that has been beautifully refurbished by the current owners. Believed to date from circa 1930 this property now provides new sanitaryware, kitchen and appliances with all modern services, is set in a large garden plot with lawns to the rear and large patio/gravelled sitting areas adjacent to the house. The front garden has a flowerbed adjacent to a gravelled parking area that provides sufficient room for numerous vehicles. There is further parking on the asphalted apron adjacent to the lane and this also provides access to a detached single garage which is currently used as a workshop.

A ramp and steps descend from the parking area to the house. The elevated position provides some lovely views from the top over the surrounding countryside and down to Port Navas Creek. 3 Ref: LCAA6369 The flexible accommodation on the ground floor radiates from the entrance hall where there is a cloakroom and then doors lead off into a large sitting room with woodburning stove, a superb 15’ x 13’7” dining room which is semi open-plan to the modern kitchen. The kitchen is fitted with ivory units and has integrated appliances and a utility area. There is a large conservatory across the back of the house overlooking the rear gardens and a study/bedroom 5 overlooking the front garden. The master bedroom on the ground floor has its own new en-suite white bathroom with a roll topped freestanding claw footed bath and separate shower.

On the first floor a generous landing provides two large storage cupboards and doors off to three bedrooms the largest of which has an en-suite shower room. These two rooms enjoy the best of the views and there is also a well fitted family bathroom.

LOCATION

A fine property that is fortunate enough to enjoy one of the most favoured locations in Cornwall, lying close to the Helford River, Port Navas Creek and the open sea. This area is largely regarded to be of the jewels in Cornwall’s crown where the Helford River comes in from the open sea giving access to some beautiful walks around the neighbouring creeks/tributaries 4 Ref: LCAA6369 and excellent sailing facilities can be accessed from the nearby village of Port Navas and from , below the property, where moorings are available by application and there is an active yacht club in Port Navas. Many people take the enjoy exploring the river and creeks with sailing and pleasure craft each year and there are races and regattas from the sailing clubs on the Helford River and from Falmouth to the north east.

Much of the surrounding coastline is under the stewardship of the National Trust and there are some beautiful coastal walks via the South West Coastal Footpath which provides access to some lovely beaches, hidden coves and rugged cliff top walks. This area also enjoys its own virtual micro climate in which many sub tropical species of plants and flowers grow, making the nearby National Trust gardens at Glendurgan and Trebah well worth a visit.

The nearest village is which provides an excellent set of facilities catering for everyday needs including a local store/post office and the Red Lion Inn. Between Mawnan Smith and Falmouth are the lovely beaches at Maenporth and Swanpool and Falmouth is the nearest major town with an active and bustling port, an excellent high street of mixed shops including local traders and national stores with out of town supermarkets and trading estates, schools and a mainline station that provides a direct link to London Paddington with approximate travel time of 4½ hours. Cornwall’s county capital city of Truro lies beyond Falmouth to the north and is still within easy reach by car providing an excellent variety of leisure, commercial and retail facilities and the Hall for Cornwall which provides entertainment events throughout the year. Falmouth and Truro are linked by the A39 which, beyond Truro, provides swift access to the A30 (Cornwall’s main arterial road) with links across to the north coastal beaches and a largely dual carriageway link all the way to Exeter where it joins the national motorway network.

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

Pitched slatted roof covered entrance with outside courtesy light and steps to part glazed timber panelled front door to:-

ENTRANCE PORCH. Quarry tiled flooring, ceiling light point, frosted glazed wooden panelled door to:-

ENTRANCE HALL (T-SHAPED). Two radiators with thermostatic controls, coved ceiling, turning staircase ascending to the first floor with built-in understairs storage cupboard and adjacent cupboard, telephone point. Doors off to:-

CLOAKROOM. White suite comprising a low level wc, wall mounted wash hand basin with tiled splashback, radiator with thermostatic control, extractor fan, ceiling light point, coved ceiling, wall light point, laminated wood effect flooring.

SITTING ROOM – 14’4” x 12’6” into chimney breast recess. Double glazed window overlooking the gardens, radiator with thermostatic control, attractive fireplace with a raised slate hearth on which stands a multi fuel burning stove with timber lintel above and built-in shelves on one side. Television aerial point, radiator with thermostatic control, wall light point, double glazed doors into the conservatory and further door to:-

5 Ref: LCAA6369

DINING ROOM – 15’7” min. x 13’7”. Radiator with thermostatic control, double glazed window overlooking the gardens, twin glazed French doors, with windows on either side opening to the conservatory, coved ceiling, two wall light points, television aerial point. The dining room is semi open-plan to the:-

KITCHEN – 11’6” max. x 11’8”. The kitchen is well fitted with a range of ivory coloured panelled cupboards comprising base level cupboards and drawers with further matching wall mounted cupboards, surrounding granite effect black roll edged laminated worktop surfaces with tiled wall surrounds. Integrated Stoves cooking range with four ring gas hob top and warming plate to one side, double oven and grill beneath with a plate warming oven and pan storage cupboard. Composite 1½ bowl white sink unit with chromium mixer tap above, central island unit with polished wooden worktop surface and open shelving beneath, space for dishwasher, two double glazed windows overlooking the gardens, coved ceiling, radiator with thermostatic control, ceramic tiled flooring, frosted glazed wooden panelled door to the side garden, double glazed Velux skylight window. On one side of the kitchen is a utility area with separate circular stainless steel sink unit and chromium mixer tap, surrounding worktop surfaces with tiled splashbacks. Undercounter space for washing machine, freestanding Worcester Heatslave oil fired boiler to supply domestic hot water and central heating. 6 Ref: LCAA6369

CONSERVATORY – 22’9” overall x 11’9” max. narrowing to 7’2” min. (all measurements to the glass). The conservatory is constructed on low solid walls with three quarter height windows providing lovely views over the gardens to countryside beyond. Laminated wood effect flooring, polycarbonate roofing on a hardwood frame, glazed French doors opening onto the garden, three wall light points, wall mounted thermostatic control for underfloor heating. 7 Ref: LCAA6369 STUDY / BEDROOM 5 – 8’5” x 7’9”. Large double glazed window overlooking the front garden, radiator with thermostatic control, television aerial point, telephone point, coved ceiling.

MASTER BEDROOM – 10’7” x 9’7”. Double glazed window overlooking the front garden, radiator with thermostatic control, coved ceiling, television and telephone aerial points, walk-in wardrobe with hanging rails on either side and wall mounted coat hooks with ceiling light point, further walk-in wardrobe with hanging rails on one side and open shelving/hanging rails on the other, ceiling light point, loft hatch access.

EN-SUITE BATH / SHOWER ROOM. Modern white suite comprising a freestanding claw footed roll topped bath with hot and cold chromium taps in the centre, separate fully tiled shower cubicle with fitted shower and chromium fitments, inset ceiling downlighters, low level wc, pedestal wash hand basin with tiled splashback. Wall mounted electric shaver point, coved ceiling with inset downlighters, a range of built-in toiletry/towel shelves, radiator with thermostatic control, laminated oak effect flooring, double glazed window overlooking the front garden, extractor fan.

From the entrance hall a turning staircase with wooden handrail, newel posts and banisters ascends to a half landing where there is a large double glazed window flooding the stairwell with light and a further flight of stairs ascending to the:- 8 Ref: LCAA6369 FIRST FLOOR LANDING. Loft hatch access, built-in airing cupboard with a range of slatted wooden shelving, radiator with thermostatic control and further electric radiator, second built-in eaves storage cupboard housing the electric consumer circuit breaker board, radiator with thermostatic control. Doors off to:-

BEDROOM 2 – 11’3” x 11’. Built into the eaves with slightly restricted head height on one side, large double glazed window providing stunning, panoramic views over miles of open countryside, radiator with thermostatic control, television aerial point, fantastic views down into Port Navas Creek. Door to:-

EN-SUITE SHOWER. Fully tiled shower cubicle with fitted shower, wash hand basin set in a vanity surround with shelving beneath, low level wc, laminated wood effect flooring, double glazed Velux skylight window providing lovely views over the gardens to countryside beyond, built-in eaves storage cupboard, radiator with thermostatic control.

BEDROOM 3 – 12’6” x 11’2” max. 8’8” min. Double glazed window providing views over the gardens, radiator with thermostatic control built-in eaves storage cupboard.

BEDROOM 4 / HOBBIES ROOM – 11’5” max. into dormer x 7’8”. This room is built into the eaves with restricted head height on two sides of a dormer window which houses a double glazed Velux skylight window providing panoramic countryside views. Radiator with thermostatic control, inset ceiling downlighters, large built- in wardrobe cupboard with hanging rail space and shelving.

BATHROOM. White suite comprising a panel enclosed bath with fitted Gainsborough shower and concertina glazed shower screen to one side with complementary tiled wall surrounds. Low level wc, white ceramic wash hand basin set in 9 Ref: LCAA6369 a vanity surround with extensive toiletry shelves on either side and tiled wall surrounds with built-in wood finished vanity cabinets beneath. Large double glazed window providing fantastic views down into Port Navas Creek. Radiator with thermostatic control, laminated oak effect flooring, inset ceiling downlighter, extractor fan.

OUTSIDE

Rosemary Cottage is approached from the road via an asphalted apron that provides off- road parking for two vehicles and a five bar timber vehicular gate opens onto a large gravelled parking and turning area providing parking for numerous cars. To one side of the parking area is a SINGLE DETACHED GARAGE – 15’5” x 9’6” (internal measurements). The garage has a metal up and over door to the front with outside courtesy light but is currently internally plaster boarded to provide a workshop. (This could be removed in order to use the building as a garage again if required). Electric light and power points, eaves storage, a wooden pedestrian door to the side to the driveway with courtesy light to one side.

The remainder of the front gardens are well tended with inset flowering shrubs and flowers with a concreted ramp dropping from the parking area all the way down to the house and a flight of stone steps dropping from the ramp onto a path that leads across the front of the house. The electricity meter box is sited in the front wall and there are two outside lights.

In one corner of the front garden are two concrete built storage sheds adjacent to which is the oil storage tank. The front boundary comprises stone walling and hedging with a mature tree providing a good screen.

The rear garden is mainly lawn with impressive Monterey pine trees on the rear boundary and an excellent screen of mature trees and shrubs on either side providing privacy. There is a soft fruit cage, a timber garden shed and a large paved patio area adjacent to the back of the house with outside lighting and a low natural stone wall dividing the patio from the lawn. On one side is a large gravelled sitting area with outside tap and this is where the Calor gas storage tanks are kept for the cooking range in the kitchen.

10 Ref: LCAA6369 GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473.

POST CODE – TR11 5LJ.

SERVICES – Mains water, mains electric, private drainage, oil central heating, LPG gas for kitchen hob. Telephone/broadband subject to suppliers’ regulations. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Mawnan Smith pass the Red Lion on your left hand side and proceed on towards Helford Passage and Port Navas. Leave the village and go past Glendurgan Garden, the entrance to the lane to Helford Passage on the left and then start heading down the hill towards Port Navas, go past the Budock Vean Hotel and the entrance to Budock Vean Lane and Rosemary Cottage is the next house you come to 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. NB. A number of staff are available for viewing appointments all day Saturday and all day Sunday.

11 Ref: LCAA6369 Not to scale – for identification purposes only.

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