Ref: LCAA6390 £430,000 Tollgate Farmhouse, Lostwithiel, Cornwall FREEHOLD A former farmhouse on the Boconnoc Estate occupying a peaceful and scenic rural setting in approximately ½ an acre gardens amidst glorious open countryside. A picturesque 3 double bedroomed (with potential to extend subject to consent), extended house facing due south with panoramic views over open fields. Ref: LCAA6390 2 SUMMARY OF ACCOMMODATION Ground Floor: entrance hall, shower room, sitting room, dining room, kitchen/breakfast room. First Floor: 3 double bedrooms, family bathroom. Outside: large attached garage, well landscaped gardens approaching ½ an acre with views over the surrounding countryside. DESCRIPTION Occupying a truly exceptional and beautiful rural setting surrounded by completely unspoilt farmland interspersed with ancient woodland, the epitome of rural peace and tranquillity. Formerly a farmhouse on the Boconnoc Estate and believed to date from the mid 1700’s, the property has since been refurbished and extended now providing extremely comfortable three double bedroomed accommodation with large open-plan living areas, open beams, fireplaces and modern kitchen and sanitaryware. The property offers excellent potential for further extension (subject to any necessary consents), and is set towards the back of around ½ an acre of lovely gardens comprising open sweeping lawns interspersed with flower/shrub beds and fruit trees. NB: There is a live planning permission and we understand foundations have been laid for a conservatory to be added to the front of the property. Ref: LCAA6390 3 LOCATION Situated on the north east side of the picturesque town of Lostwithiel the cottage enjoys easy access to the local amenities whilst providing an extremely private and peaceful rural setting which would be the perfect retreat for many, away from the normal hussle and bustle of everyday life. Lostwithiel provides an excellent array of day to day shopping facilities, local inns, restaurants and a church that still bears the scars of battles during the Civil War. This ancient village was once the county capital of Cornwall and thus has a rich history. Situated on the upper tidal reaches of the River Fowey there are beautiful walks to be had along the banks and at high tide, boats can navigate their way downstream to the wide estuary and town of Fowey which provides an active yacht club and bustling port and town. There is a primary school on the edge of Lostwithiel, nearest to Tollgate Farmhouse which would be a short drive along the country lane to reach. The nearby A38 accesses Plymouth and then provides a dual carriageway link to Exeter and onwards via the M5 to Bristol and A303 to London. To the south west lies Newquay Airport providing daily shuttle flights to Gatwick and European destinations. Lostwithiel has its own main line station which provides a direct link to London Paddington with approximate travel time of 4½ hours. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Part double glazed panelled uPVC front door to:- ENTRANCE LOBBY. Ceramic tiled flooring, loft hatch access. Doors off to the garage, shower room and kitchen. Ref: LCAA6390 4 SHOWER ROOM. Ivory suite comprising a shower tray with fitted pressurised Triton shower unit with glazed door to the front and screen to the side, low level wc, wash hand basin set into a vanity surround with cupboards beneath, fully tiled walls, wall mounted radiator/towel rail, ceramic tiled flooring, opaque double glazed leaded light window, extractor fan. SITTING ROOM – 23’4” x 12’10”. A beautifully light room with two double glazed leaded light windows and window seats beneath, encompassing lovely views out over the garden towards countryside beyond. Part leaded light wooden panelled front door to entrance porch. This room has two fireplaces, one at either end. One of the fireplaces has a broad stone hearth on which stands a multi fuel stove with a clome oven set into the wall behind it. Two radiators with thermostatic controls. Telephone point. DINING ROOM (of irregular shape) – 15’3” max., x 13’7” max. Dual aspect with double glazed leaded light windows providing lovely views over the gardens, both with deep sills. At one end is a large recessed fireplace with a raised hearth on which stands a multi fuel burning stove with recessed shelving to the right hand side. Further large recess with built-in bookshelves, two wall light points, open beamed ceiling, radiator with thermostatic control. Part glazed period door to:- Ref: LCAA6390 5 KITCHEN / BREAKFAST ROOM – 19’4” x 11’10” in the kitchen extending to 15’8” at the breakfast room. The kitchen is fitted with a range of light wood fronted cabinets comprising a comprehensive range of base level cupboards and drawers with further matching wall mounted cabinet including a plate rack and open shelving. Surrounding roll edge laminated worktop surfaces with attractive tiled wall surrounds, freestanding LPG gas cooker with four ring hob, separate oven and grill beneath, illuminating filter hood above. Space and plumbing for dishwasher and washing machine. Inset 1½ bowl stainless steel sink unit with chromium mixer tap above. High vaulted ceiling with exposed A-frame trusses and a double glazed Velux skylight window. Large double glazed leaded light uPVC windows to front and back providing glorious views over the gardens and surrounding countryside, ceramic tiled flooring. The kitchen units extend into the breakfast room area comprising base level cupboards and drawers with two integrated wine racks and a large run of roll edge laminated worktop surface with attractive tiled wall surrounds. The kitchen area is divided by a wide archway from the breakfast room which has ceramic tiled flooring, a radiator, double glazed leaded light uPVC window overlooking the rear gardens and a frosted glazed uPVC door opening onto the rear pathway. Ref: LCAA6390 6 From the sitting room a flight of stairs with wooden handrail, newel posts and banisters ascends to the first floor landing, loft hatch access, built-in airing linen cupboard housing a foam dipped hot water cylinder with immersion facility and built-in slatted shelving, wall mounted timer controls. Door off to:- BEDROOM 1 – 13’4” x 10’10” including the wardrobes. Two built-in double wardrobes with folding doors to the front, central bed recess with cupboard above, large leaded light uPVC double glazed window providing gorgeous views over the front gardens and surrounding countryside with window seat beneath, radiator with thermostatic control, telephone point. BEDROOM 2 – 12’7” x 10’. Large double glazed leaded light uPVC window to the front providing beautiful views over the front gardens and surrounding countryside with window seat beneath, radiator with thermostatic control. BEDROOM 3 – 14’1” including the wardrobes x 9’3” min., 10’7” max. On one side this room has two double built-in wardrobes with a central wash hand basin set in a vanity surround with cupboards beneath. Dual aspect with a double glazed leaded light uPVC window overlooking the rear gardens and surrounding countryside and a further Velux double glazed skylight window on one side, radiator with thermostatic control, large built-in eaves storage cupboard, wall mounted thermostatic control for the central heating, inset ceiling spotlights. BATHROOM. Re-fitted with a luxury ivory suite comprising a panel enclosed bath, large built-in ceramic wash hand basin with gloss fronted cupboards, drawers beneath and further shelves and cupboard above with wall mounted mirror and inset pelmet downlighters. Separate shower cubicle with tiled and glass block wall surrounds, fitted pressurised Triton shower unit and glazed door to the front, low level wc, double glazed Ref: LCAA6390 7 leaded light uPVC window overlooking the side gardens, fully tiled walls, wall mounted towel rail/radiator, inset ceiling spotlights. OUTSIDE The property is approached from a quiet country lane via a five bar timber gate hung between timber pillars which accesses a gravelled driveway which sweeps through the front gardens to a wide parking and turning area in front of the house. From the turning area there is access to the ATTACHED GARAGE – 21’9” x 10’ twin opening timber vehicular doors to the front, loft hatch access, high level wall mounted circuit breaker board, power and light points. In one corner there is a freestanding Worcester Bosch oil fired boiler to supply domestic hot water and central heating. Leaded light double glazed uPVC window overlooking the rear gardens with adjacent wooden pedestrian door opening onto a rear path. To the left hand side of the entrance driveway is a large expanse of lawn which has well stocked flower and shrub bed borders. The gardens then sweep up around the left hand side of the house where there are several fruit trees and the lawns then continue across the Ref: LCAA6390 8 back where there are two timber garden sheds and a raised patio area providing beautiful views over the fields and woodland behind. A gravelled pathway proceeds along the left hand side of the house, across the back wall and down to doors that open from the breakfast room and a door at the rear of the garage. Two flights of stone steps lead from this pathway up to the higher garden. In the back right hand corner is a paved patio area with low stone wall surround, providing a beautiful tranquil haven from which to enjoy the wonderful views over the surrounding countryside. The boundaries comprise in the main Cornish hedging but in some places are topped by trees and shrubs. In all, the garden is approaching ½ an acre. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. Facsimile: (01872) 273474. Website: www.waterfrontandcountryhomes.com E-mail: [email protected] POST CODE – PL22 0RE.