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Bozion Farm Washaway | Near | GUIDE £ 650,000 Bozion Farm Washaway, Near Wadebridge, Cornwall PL30 3AH

A significant property nearing the completion of a very creative and total refurbishment program. The property is in an outstanding country setting with expansive country views.

7 bed 4 bath 3 recp 8.6 acr Double garage with • Set in grounds of overroom half above an acre with extensive views • With an elegant and bespoke kitchen with Aga cooker • Spacious dining room • Garden room with fine views • Sitting room, study and snug • Four bedrooms, two with en-suite bathrooms • Family bathroom with a free standing copper bath • Competitiv ely priced allowing for final works to be completed

LOCATION Bozion Farm has a fine location being set above the beautiful and highly sought after Camel Valley which is located at the upper reaches of the . Whilst having a fine and peaceful rural setting, nevertheless the town of Wadebridge set on the River Ca mel is a short drive and to the south the larger town of at its junction with the A30 and A38 trunk roads is less than ten minutes drive. The southerly outlook from Bozion Farm is over outstanding countryside for many miles.

The lane from Bozion Farm drops down towards The kitchen area is of bespoke design with Polbrock Bridge which has a link immediately onto beautifully finished granite worktops to a range of the giving foot, cycle and bridleway cabinets incorporating an inset Belfast ceramic access between the north coastal harbour town of sink. There is a central island block unit with zinc , then Wadebridge and travelling further top and housing cabinets beneath and a very old south to Bodmin and finally towards the lower fireplace opening cleverly set with a leaded glass reaches of Bodmin Moor . The nearby town of window at the back and housing the electric Aga Wadebridge offers an excellent range of high cooker and the cabinets also incorporate an quality shopping, supermarket and a good range of electric oven and Whirlpool LPG five ring gas hob junior and senior schools. The town is now above and matching wall cabinets. The inset ceiling renowned for its riverside setting and its evening lighting is complimented with contempora ry commerce with a fine range of restaurants an d pendant lighting over the central block and the other facilities. Further on is the well known kitchen benefits from fine views again which also coastal centres of Rock and Padstow and the has a stable door to the front. beautiful scenery and facilities of the coast with its excellent bathing, surfing On the first floor the main landing is finished with and golfing facilities are within easy reach. recycled old floor boarding and older style ballustrades and handrail s and one internal wall THE ACCOMMODATION dividing this from the bathroom of old stone and The property is in its final throws of a total inset timbers. There is a fitted airing cupboard program of renovation and re-designing which has enclosing an insulated hot water storage cylinder been undertaken to date to a very high standard and immersion heater. The bathroom is finished in retaining its considerable “olde worlde” charm yet contemporary design with a high quality ceramic it is immediately apparent on viewing that this has bath with central mixer taps and shower head and been unde rtaken with great care and quality a raised tiled plinth surrounding. There is a low craftsmanship. Although having large scale level w.c., pedestal basin and separate shower accommodation, nevertheless planning consent has cabinet with electric shower fitting. Attractive half been granted for the construction of a new rear tiled wall surrounds are finished with a frieze rail entrance together with boot room, utility area, and there are two inset slot windows to the cloakroom and w.c. but as will b ecome quite exterior. Bedroom one adjoining could well apparent on viewing, the property is complete incorporate this bathroom by positioning an extra enough without this. doorway as an en-suite. This room has a stable type door ready for a Juliet balcony and having French doors lead into the sitting room with a magnifi cent views, has four small slot windows and massive open fireplace and inset Clome oven and part exposed stone walls. further French doors then open into the snug with a further fireplace enclosing a cast iron multi fuel Bedroom four is also located off the landing with unit and with the second staircase to the first southerly views. The bathroom, has yet to be floor. A further door from the sitting room leads completed, but in situ there is a contemporary and through to the study with a slate flag floor, an old hand crafted copper roll edge b ath with Victorian fireplace recess with brick arch over and a further style mixer taps and shower head and with a door leading into the di ning room. This room division behind opening onto a walk through then has the principal staircase leading to the first shower with plumbing available to complete the floor with carefully crafted old timbers with a small installation. There is also a low level w.c., a fitted half landing area and opens towards the kitchen marble top wash stand incorporating a round sink and also into the garden room. This particularly bowl. A second door then leads through to the delightful room enjoys exten sive views from the next double bedroom, number three, which could French windows to the south towards the Camel form a complete suite if required if its further door Valley and has a solid fuel room heater set on a opening onto the rear landing and second staircase brick and slate plinth with chrome chimney and is used. This beautiful room has part exposed magnificent old “A” frame roof trusses forming a stone walls, an old fireplace and continued use of vaulted ceiling finish. the wide old floor boards. There are a pair of low

French doors suitable for fitting a Juliet balcony COUNCIL TAX BAND and facing south and a fitted double wardrobe – Band E with mirrored doors.

The second landing also leads onto bedroom two OUR REFERENCE with the suite comprising this double bedroom BOD130240 with two slot windows, a built in wardrobe with mirrored door and a door leading into the en- suite bathroom to be finally completed but at present having a roll edge slipper bath with ball and claw feet and als o requires the fitting of a low OPENING TIMES: level w.c. and wash basin. Monday – Friday 9:00am – 5:30pm Saturday 9:00am – 2:30pm

EXTERIOR The property is set centrally within its good size plot of land of about 0.5 of an acre with its ground un-landscaped at present but with the garden on the south side enjoying the beauti ful southerly views. There are two separate vehicle accesses laid to the front and rear of the property Want to know more? and to the north of the garden there is a right of way over a drive leading into the neighbouring We recognise that buying a property is a big house with a gate access for the benefit of this commitment and, therefore, recommend that you prop erty leading into the back garden if required. visit the local authority website (contact the branch The ground has been heavily cleared to the rear for details) and the following websites for more to allow space for the additional extension helpful information about the property and local previously mentioned if required. There is a small area before proceeding. lean-to workshop adjoining the neighbouring house wall and with a modern oil storage tank located alongside in readiness for a central www.environment-agency.gov.uk heating system installation. www.landregistry.gov.uk www.gov.uk/green-deal-energy-saving-measures www.homeoffice.gov.uk DIRECTIONS www.ukradon.org From Wadebridge follow the A389 road towards www.fensa.org.uk Bodmin. Follow this road for a couple of miles www.nesltd.co.uk and follow this to the top of the hill. Just http://list.english-heritage.org.uk opposite a sharp left hand bend, take the turning right signposted to Polbrock and Pendavey.

Follow this lane and th en take the turning at the crossroads left towards Polbrock and Ruthern. Follow this lane for about 500 yards and Bozion Farm will be found on the left hand side.

SERVICES Mains electricity and water, private drainage, BT broadband connected.

For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. Some photographs may have been taken using a wide angle lens. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings, if there are im portant matters which are likely to affect your decision to buy, please contact us before viewing the property.

in association with Tel : 01208 76800 Webbers Fine & Country 53 Fore Street Bodmin Cornwall PL31 2JB webbers.co.uk [email protected] fineandcountry.com