1 Jems Cottage 1 Jems Cottage Badgall, Launceston, PL15 8SZ Launceston 8 miles A30 6 miles North Cornish Coast 13 miles

• Auction 27 September 2016 • 4 Bedrooms • 2 Reception Rooms • Kitchen & Utility • Downstairs WC • Garage • Gardens • Off Road Parking

For auction £150,000 to £175,000

METHOD OF SALE The property is being offered for sale by Public Auction at Lakeside, Roadford Lake, Broadwoodwidger, Lifton, Devon, PL16 0RL on 27 September 2016 at 6:00pm (subject to such conditions that should be available for inspection prior to the sale). SITUATION The property lies at the heart of the rural hamlet of Badgall, 8 miles from the former market town of Launceston. At Launceston there is a comprehensive range of shopping facilities including supermarkets, doctors, dentists and Detached house of thermolite, single skin block construction veterinary surgeries together with places of worship, fully equipped leisure centre and two testing 18-hole golf courses. The A30 trunk road, 6 miles situated in a rural village yet accessible to the A30 from the property, links the cathedral cities of and Exeter.

At Exeter there are extensive shopping facilities including department stores, a mainline railway station serving London Paddington, access to the M5 motorway network and an international airport serving numerous UK and European destinations. The North Cornish coast lies 13 miles from the property with its sandy beaches and rugged coastline offering some of the most picturesque scenery in the UK. The city port of Plymouth lies 34 miles to the south of the property with extensive shopping facilities, deep water marina and cross channel ferry serving northern France and Spain. FEATURES OF THE PROPERTY A modern, non-traditional, single skin thermolite block construction detached house offering spacious living accommodation, which is clearly illustrated on the floorplan overleaf and briefly comprises an entrance hall with stairs rising to the first floor and doors to the sitting room, kitchen and downstairs WC. The triple aspect sitting/dining room offers a great entertaining room with sliding patio doors to the conservatory that benefit from multiple opening casement windows on three sides. Double French doors to the patio area and rear garden and a polycarbonate roof.

The kitchen comprises a range of base and eye level units with inset one and half stainless steel sink unit with swan mixer tap, space for a free standing electric cooker and fridge freezer. Doors to the hallway and utility room. The utility room comprises a range of fitted units with space and plumbing for a washing machine and tumble dryer. A door leads from the utility room to the integral garage.

The first floor comprises four bedrooms and a family bathroom comprising a low level WC, pedestal wash hand basin and a shower cubicle housing an electric shower. OUTSIDE The property is approached via a driveway leading to the garage providing off road parking for 2-3 vehicles. The garden wraps around the property on both sides leading to the rear which is mainly laid to lawn with some herbaceous shrubs and is bordered by a mixture of stock and wooden fencing. There is a patio area accessed via the conservatory or the utility room ideal for al fresco dining while taking in the countryside views. SERVICES Mains water and electricity, private drainage and economy 7 heating. Please note the agents have not inspected or tested these services. VIEWING Strictly by prior appointment with the vendor's appointed agents, Stags. DIRECTIONS From Launceston take the A30 heading towards . Take the Kennards House exit, signposted North Cornish coast (A395). Pass through the hamlet of Pipers Pool continuing to the Down junction and take the right hand turning signposted Tregeare and Badgall. Take the first right hand turning, signposted Badgall, and on entering the hamlet the property can be found on the left hand side, identified by a Stags for sale board. VENDOR'S SOLICITORS Messrs Peters Langsford Davies, Westgate, Launceston, , PL15 9AD. FAO: Mrs L Crockford. Tel: 01566 772451. *DEFINITION OF GUIDE & RESERVE •Guide price(s) are an indication of the seller's expectation. •Reserve price(s) are a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range. •Guide prices may change at any time prior to the auction. SPECIAL CONDITIONS OF SALE Particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale/auction information pack and in case of any inconsistencies the provisions of the latter shall prevail. Special conditions of sale/auction information pack will be available for inspection at Stags Launceston office and a copy may be purchased from the Vendors solicitors. It is assumed that the Purchaser will have made all necessary enquiries prior to the auction. 1 Jems Cottage, Badgall, Launceston, PL15 8SZ

These particulars are a guide only and should not be relied upon for any purpose.

Stags Kensey House, 18 Western Road, Launceston, Cornwall, PL15 7AS Tel: 01566 774999 [email protected]

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