Ref: LCAA5468 Guide £550,000

The Old Rectory, Werrington, Launceston, East FREEHOLD

Best and final offers to be submitted by 12 noon on Wednesday 8th April 2015. A Grade II Listed former rectory circa 1836, providing gracious high ceilinged accommodation within gorgeous gardens and grounds with a detached large period coach house. An idyllically located large family home enjoying far reaching countryside views and part walled gardens of just over ¾ of an acre, yet only a few miles from Launceston and the A30. 2 Ref: LCAA5468

SUMMARY OF ACCOMMODATION

Ground Floor: porch, reception hall, cloakroom, wc, sitting room, dining room, kitchen/breakfast room, study, laundry, side porch, boot room, second wc.

First Floor: galleried landing, 5 double bedrooms, shower room, wc.

Second Floor: landing, store rooms, 2 large attic rooms/bedrooms.

Lower Ground Floor: cellar and wine store.

Outside: large gardens surrounding the house, partly walled. Exquisite unconverted coach house and garaging.

In all, just over ¾ of an acre.

DESCRIPTION

The Old Rectory at Werrington is located in the midst of stunning unspoilt parkland like countryside with rolling hills lined with woodland in a little populated and verdant area of Cornwall. The beautiful 3 Ref: LCAA5468 surroundings can be seen from The Old Rectory as it enjoys an elevated position, protected to the south west by a nearby woodland but with views to the north and east.

Although the immediate surrounding area is as described, only a few miles to the south is Launceston Golf Club and Launceston itself. Launceston was at one time Cornwall’s capital and in 1227, Richard, the brother of King Henry III was made Earl of Cornwall and built a large stone castle at Launceston, much of which still remains. Launceston also had its own mint and has always been an important town from the middle ages standing on the main road link between Devon and Cornwall. The A30 expressway now runs around the south of Launceston giving dual carriageway access into Cornwall as well as up to Exeter where it joins the motorway network.

The Old Rectory is thought to have been built in 1837 to a classic design and stands within extremely pretty, level lawned gardens surrounded by large mature trees with wildflowers at there bases. The house is set well back from a quiet roadside with high stone hedges giving privacy. The driveway leads to a large turning space at the front surrounded by a lawn and opening onto the side lawn from where there are views beyond a rail fence over countryside. To the rear of the house is a large part walled garden that backs onto the churchyard and is 4 Ref: LCAA5468 dotted with apple trees around the rear of the house. A separate access opens onto a cobbled yard in front of a fantastic period coach house with pleasing architectural details including curving walls, huge roof slates and exceedingly broad timbers. The Coach House is now used as a workshop, store rooms and garaging with a loft store above, but a pre-application enquiry by our clients has determined that it is likely that permission would be given for conversion to ancillary residential use to the main house or as a holiday letting cottage.

The house itself also has the features one would find appealing in such a home including 10’ high ground floor ceilings, huge windows overlooking the gardens, slate and stone flooring and fireplaces. The front porch opens into a reception hall with two large reception rooms off and a further door into an inner hall which leads to a kitchen, a large laundry, a further reception room, a cloakroom and wc. At the end of the hall is a side porch and off this is a large boot room with fuel stores and a further wc, this area being an ideal transition between the outside and inside of the house. Also off the hall slate topped stairs descend to the very useable cellar with a wine store off.

Two staircases rise up to the first floor, one being the formal staircase and the other leading from the laundry up to a small rear landing and then continuing up to the second 5 Ref: LCAA5468 floor. Off the part galleried main landing are four large double bedrooms, a shower room and separate wc. The inner landing also has a double bedroom off it and on the top floor are two huge rooms that could certainly be used as bedrooms or as studio and hobbies room space. Further doors open into store rooms in the attic and from this elevated vantage point there are quite incredible views both over the countryside and also over the gorgeous adjacent gothic church.

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

From the driveway a pair of painted panelled doors with an arched window over opens into:-

PORCH. In need of works. High ceiling, tiled floor, painted panelling around a tiled threshold with a half obscure glazed door opening into:-

RECEPTION HALL . Beautiful turning staircase with a hardwood handrail rising to the first floor with white painted panelling below. 9’6” high ceiling extending to 10’ high throughout the majority of the ground floor accommodation, radiator, painted moulded architrave and panelled door opening to:-

DINING ROOM – 16’10” x 13’10”. High ceiling with moulded cornice, tall multi pane sash window with painted panelled shutters and surrounds enjoying a view beyond the garden to trees and countryside. Tiled fireplace with an open grate and painted mantel and surround, two radiators.

SITTING ROOM – 18’9” x 14’3”. Large multi pane sash window with a painted panelled surround and shutters enjoying the same views as the dining room, further tall multi pane sash window to the rear and half glazed door to the rear with a moulded architrave. Light grey marble fireplace with an open grate and slate hearth below. High ceiling with moulded cornice and picture rails below, radiator.

6 Ref: LCAA5468 INNER HALL. High ceiling, slate flagged floor, period coat hooks, radiator. Doors to the cellars, cloakroom, kitchen/breakfast room, laundry, study and side porch.

KITCHEN / BREAKFAST – 14’3” x 12’3”. Very large multi pane sash window in a painted panelled surround overlooking the rear garden and the church. High ceiling, a range of built-in light wood effect fronted base and wall mounted cabinets under roll edged dark stone effect worktops including a stainless steel 1½ bowl sink and drainer with a chrome mixer tap. Integrated stainless steel twin oven and grill, four plate ceramic hob with a filter hood over. Space for a breakfast table, fridge, dishwasher and other appliances. Multi pane glazed fronted cabinet, period slate fire surround with a painted wooden mantel over, currently housing cupboards, radiator, door to:-

LAUNDRY – 15’6” x 8’8” extending to 10’5”. Large multi pane sash window overlooking the rear garden and the church, slate flagged floor, high ceiling, matching slate fireplace with a white painted wooden mantel to the one in the kitchen. Secondary staircase rising to the first floor with a panelled cupboard below. Concealed integrated fridge and further light wood effect fronted cupboards, roll edge dark stone effect shelving, oil fired boiler, space and plumbing for a washing machine etc. Return door to the inner hall.

STUDY – 12’5” x 12’1”. Large multi pane sash window to the front with painted panelled surround and shutters, radiator, painted stone fireplace, built-in glass fronted cabinet, high ceiling with picture rail, two radiators.

CLOAKROOM. High ceiling, coat hooks, built-in painted fronted cabinets, radiator with shelf over, obscure glazed door with glazed panels above to a wc and additional glazed panels over the door into the hall lending light.

WC. White wc, white period cantilevered wash basin with chrome tap. Large multi pane sash window to the front with painted panelled surrounds and shutters. High ceiling, radiator.

SIDE PORCH. Large windows wrapping around two sides, half glazed door to the front. Door to:-

BOOT ROOM – 13’4” x 8’. Large multi pane sash window overlooking the rear garden and the church, stone trough with a tap over. Stone floor, high monopitch ceiling, floor window looking down into the well with a radon pump, recessed stores. Door to:-

WC. White wc, high monopitched ceiling, obscured window to the side.

7 Ref: LCAA5468 FIRST FLOOR

LANDING. A large L-shaped landing that is part galleried over the staircase with wooden handrails. Large multi pane sash window to the front, radiator, picture rail. Doors to:-

BEDROOM 1 – 17’1” x 14’2”. Large multi pane sash window overlooking the side garden and beautiful countryside beyond with painted panelled shutters. Slate fireplace, radiator.

BEDROOM 2 – 19’2” x 14’7”. Dual aspect with a multi pane sash window looking beyond the rear garden to the church and a large multi pane sash window overlooking the side garden and beautiful countryside beyond with painted panelled surrounds and shutters. Painted stone fire surround and an ornate fireplace, radiator, white pedestal wash basin with chrome taps.

BEDROOM 3 – 14’6” x 13’6”. Large multi pane sash window overlooking the rear garden and church, slate fire surround and decorative fireplace, radiator.

BEDROOM 4 – 13’3” x 12’8”. Dual aspect with a four pane window to the side facing the outbuildings, walled garden and trees and a large multi pane sash window with far reaching views to the front. Slate fireplace with an open grate, radiator.

SHOWER ROOM. Large glazed screened shower enclosure with a Mira Zest shower. White pedestal wash basin with chrome taps and white tiled splashback, radiator, slate fireplace with an open grate, large multi pane sash window enjoying far reaching views to the front.

WC. White wc under a moulded archway, radiator, obscured window to the side.

INNER LANDING. Secondary staircase with a door at half landing height descending to the laundry and also continuing up to a door into the second floor. Further door to:-

BEDROOM 5 – 9’7” x 9’1”. Tall multi pane sash window overlooking the rear garden and church, radiator, one painted wood boarded wall.

SECOND FLOOR

LANDING. Two full size doors into walk-in attic storage and further doors to:-

BEDROOM 6 / STUDIO – 27’7” x 10’9”. Part canopied ceiling with painted timbers, two large roof windows enjoying beautiful elevated views of the church, surrounded by trees and countryside beyond. Broad floorboards, low level door into further attic storage.

8 Ref: LCAA5468

BEDROOM 7 / HOBBIES ROOM – 21’ x 11’. Part canopied ceiling with painted roof timbers, broad floorboards, slate fireplace, roof window enjoying far reaching views.

CELLARS

A door from the inner hall opens onto a flight of slate steps descending to a door into:-

CELLAR – 12’6” x 12’4”. Beamed ceiling with insulation, slate floor, recess with a half glazed door to a garden level hatch, further half glazed door to a semi circular grated hatch into the garden and doorway to:-

WINE STORE. Built-in slate shelving on three sides, beamed and insulated ceiling, slate floor.

THE COACH HOUSE

A gorgeous ruddy stone and brick outbuilding set away from the house to its side off a cobbled courtyard and under a magnificent roof with large slates. A pre-application enquiry to the planning authority has led our client to believe that it may be possible to gain permission for conversion of this building to a holiday let or ancillary accommodation to the main house.

OPEN FRONTED ENTRANCE. Cobbled floor, inwardly curving beautiful walls, thick wooden lintel over the entrance, green painted wood wall, doors to:-

WORKSHOP – 15’10” x 12’2”. 9’6” high beamed and boarded ceiling, areas of wood cladding to the walls, power supply, window to the front.

9 Ref: LCAA5468 STORE ROOM – 8’ x 7’2”. Recessed period cupboards and shelving, small window to the rear, one wood wall, period hanging pegs.

LOFT SPACE. Above these rooms is a wonderful loft space with magnificent beams and broad floorboards.

STORE ROOM 2 – 14’ x 12’. High vaulted ceiling with exposed timbers and slates, multi pane window to the front with period drawers below, cobbled floor, stalls that may have been previously used for horses.

GARAGE – 17’6” x 13’. High timber double doors to the front, cobbled floor, exposed roof structure, painted stone walls.

OUTSIDE

The house is set back from the quiet and picturesque roadside behind a wild flower filled verge and thick grass covered wall topped by various varieties of wonderful large trees. To one side is a wrought iron gate between the stone walls which opens onto the large cobbled courtyard in front of The Coach House and a more impressive entrance with granite gate piers and a five bar timber gate opens onto the main driveway which turns between flower filled verges and under trees before arriving at the front of the house at a turning circle. Across the front of the house is an ornamental lawn backed by a wild flower bed filled with bluebells and daffodils amongst others. Beside this a pink rhododendron and hedging. Across the front of the house are further wild flower beds and a short linking drive and pathway pass either side of a raised flowerbed with a central tree and lead around to a granite chipped terrace adjacent to the cobbled yard, both of which are backed by high stone walls through which a gate opens into a sheltered and extremely beautiful 10 Ref: LCAA5468 classic rectory garden surrounded by magnificent high stone walls and hedging set to the backdrop of trees lining the driveway to the church and of course the church itself which has gothic influence and is built of the same ruddy coloured stone as The Coach House.

The rear garden is almost completely level and laid to lawn with various specimen trees dotted throughout including apples. At the base of the walls are various shrubs and there are also vegetable beds which will thrive in this sheltered and warm environment. The rear garden can be approached directly from a door from the sitting room outside of which is a small terrace bounded by beds with a camellia and wild flowers including bluebells and daffodils. A door opens through the wall at the northern end of the garden and onto another large level lawn that is again bounded by mature trees but also has a railed fence allowing a clear outlook over the adjacent field with its stone lined wall again dotted with mature trees. From this part of the garden there are some far reaching views and as this lawn leads back around to the front of the house the views become even better extending for tens of miles to the east.

11 Ref: LCAA5468 GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, , Cornwall, TR1 2PE. Telephone: (01872) 273473. Facsimile: (01872) 273474. Website: www.waterfrontandcountryhomes.com E-mail: [email protected]

POST CODE – PL15 8TP.

SERVICES – Mains water, electricity. Private drainage, oil fired boiler. All to be confirmed. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Take the B3254 north of Launceston through and rise uphill to Ladycross. At Ladycross turn right signed to Werrington and pass the Cricket Club on the left hand side. Shortly afterwards The Rectory will be found on the right hand side as the road bears sharp to 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.

AGENT’S NOTE 2 – If any purchaser is a person connected to the , a relative of a connected person, or anyone acting on behalf of a connected person; this is to be declared before any agreement to sell, or offer to purchase the premises is made.

RESTRICTIVE COVENANTS – The Restrictions are the following:-

1 that the Transferee will not at any time call or designate the Property or any part of it nor permit the same to be called or designated by any name which might suggest that the Property is owned or occupied by the Incumbent [save that the Transferee may use the name of "The Old Rectory" and may display a name board showing this full name]

2 that neither the Property or any part thereof nor any existing or future building on it or on any part of it shall at any time hereafter be used as or for a country club place of amusement hotel tavern inn or public house nor shall any spirituous or fermented liquors at any time be sold in or upon the Property or any part thereof

3 that no act deed matter or thing shall at any time be done suffered or permitted in or upon the Property or any part thereof which may be or become a nuisance annoyance or disturbance to the Transferor or the Incumbent or either of their successors [or the Board or its successors in title] or which may tend to depreciate or lessen the value of any of the land belonging to the Transferor or the Incumbent for the time being of the Benefice or the Board or any of their successors adjoining opposite or near to the Property 12 Ref: LCAA5468 4 not to do suffer or permit to be done any act deed matter or thing on the Property or any part thereof which may be or become a nuisance annoyance or disturbance to the minister for the time being conducting or the congregation attending divine service in St Martin and St Giles Church or the churchyard surrounding the same

5 to maintain the boundaries belonging to the Property and shown on the plan with an inward facing "T"

6 that neither the Property or any part thereof shall be used for any illegal or immoral act or purpose

7 not to use the Property otherwise than as a single private dwellinghouse for occupation by a single family only and not to use the Property or any part thereof as or for any trade or for business purposes save that this shall not preclude :-

(a) an individual working from home with no employees and using only one room within the Property as an office for home working; or (b) the use of the house for holiday letting or providing bed and breakfast.

8 no placard sign notice or advertisement shall be affixed to displayed or erected on the Property or any part thereof save for a plaque erected on the front wall to the house sited on the Property the dimensions of which are not to exceed 200mm by 150mm

9 not to purport to be the Incumbent

10 not to build or allow to be built any outdoor swimming pool on the Property

11 not to object to the ringing of the church bells.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm (available for viewings all day).

13 Ref: LCAA5468 Not to scale – for identification purposes only.

14 Ref: LCAA5468 Pre-application plan submitted for the conversion of the Coach House into ancillary accommodation to the main house or a holiday cottage, which received a favourable response. 15 Ref: LCAA5468

Not to scale – for identification purposes only. For reference only, not to form any part of a sales contract. 16 Ref: LCAA5468