in association with Higher Welby West Curry | Boyton | Launceston | Cornwall GUIDE £550,000 Higher Welby , West Curry, Boyton, Launceston, Cornwall, PL1 5 8N S Located in a quiet rural setting with far reaching views is this most attractive Grade II Listed four bedroom character home tha t has been extensively improved and has the benefit of planning consent in the grounds to erect a separate residential three bedroom dwelling. The property has extens ive landscaped gardens amounting to approximately 0.5 of an acre and a gated private driveway. 7 bed 4 bath 3 recp 8.6 acr Double garage with room above • Delightful detached country residence. • A wealth of character and charm throughout. • Substantial reception space including a large garden room. • Planning consent for the erection of a detached dwelling in the extensive grounds. • Modern kitchen and bathroom suites. • Well-manicured gardens amounting to approximately 0.5 of an acre and far reaching views. • Modern efficient Biomass heating system. • No forward chain. This stunning Grade II Listed detached country residence has a wealth of character throughout and offers high quality accommodation that is substantial, flexible and would suit a wide range of buyers. Its charm and heritage is visible as it is believed to date back to the 17th century with the property comprehensively extended , we believe back in the 19th century. The property has been the home to our clients for some 10 years and they have made many further improvements during this time to include re-wiring and re-plumbing. There is a substantial outbuilding in the garden used as a workshop/ garage which has in 2018 benefited from planning consent to be demolished and a new three bedroom property constructed. This house could be a separate home or have all sorts of possibilities to be used as an annexe or a letting unit. It has full residential consent so when built could be sold off if needed. Today, Higher Welby is a great opportunity for someone to settle in a delightful environment and enjoy the grounds and the ever changing far reaching views that are on offer. INTERIOR Beyond the attractive stone exterior lies the these rooms like bedroom four enjoy a delightful accommodation which sit s under a slated roof. It outlook over the gardens and surrounding is served by many external doors, but most countryside. The rear section of the first floor frequently used is the door into the useful side features a large landing/reception area with airing entrance lobby that connects to the kitchen and cupboard to the side which in all could be used a ground floor modern shower room/WC. The as an occasional fifth bedroom if so required or a traditional cottage style kitchen has a range of cot room. Adjacent, bedroom three is a goo d matching cream wall and base units to include size too and has an outlook to the side. The wooden and granite work surfaces with drawers luxuriously appointed bathroom is fully tiled and underneath. Included in the sale is an electr ic has a tiled floor, modern down lighting and oven and hob, a refrigerator, freezer and features a matching modern bathroom suite with dishwasher. The kitchen also features the a large bath with shower taps and a separate large recessed oil fired Aga. The room has modern shower cubicle with electric shower unit. down lighting and a tiled floor. Moving through, the breakfast room is used on a daily basis and is The property which has many modern comforts dual aspect with plenty of natural light. There is benefits from heating which is generated from the room for a good sized table and in the corner an oil Aga and also centrally run from the Biomass attractive period fire surround. The main system which the owners installed a few years reception room is split into two areas by the back. External windows and doors are wooden stunning vertical beams and represents the oldest to retain the character feel with the sills being part of the house. The lounge area has a striking large enough for useful storage or seating. Our inglenook stone fireplace wh ich has a wooden clients have benefited from obtaining conditional lintel, clome oven and a wood burning stove set planning consent which was issued by Cornwall on a brick hearth. When lit, this provides a lovely Council on 31 st October 2018 under application feel to the room which has a slated floor. At each number PA18/08768 for the erection of a side of the fireplace are two attractive storage residential dwelling. The plans associated with recesses and corner display plinth with a window the application feature a detached three seat. Like the lounge, the adjacent dining area has bedroom, two storey dwelling which will have a tiled floor, beamed ceiling, window seat and good sized gardens. This is a key feature of the further attractive former fireplace and wall lights. overall property and presents all sort of In the middle, are the stairs that are accessed by opportunities for either multi-generational living a door and ascend to the first floor as well as an within the same plot or deriving income through external door to the garden that was once the residential or holiday letting, leisure or for main entrance to the property. The garden room working from home. which was added some years ago is often used in the warmer months for casual dining and relaxing GROUNDS whilst enjoying a splendid view over the gardens. The total plot size amounts to approximately 0.5 It has a poly carbonate roof and access to the of an acre with the property approached by the utility room and general store as well as the council adopted road which leads to the access garden. gate to the driveway which is served by a five bar gate. The gravelled driveway has parking and On the first floor, the split level landing has access turning for many vehicles and at the side a to all bedrooms. The master bedroom suite is a pedestrian gate provides access to the garden. large room with a wonderful vaulted ceiling and The gardens are a major feature of the property benefits from a walk in dressing room and an en- as they are attractive, well established and feature suite shower room/WC which has a large a wide variety of large specimen deciduous and shower tray. Bedroom two also has a lovely coniferous trees. The garden has many gravelled ceiling with exposed purlins and ‘A’ frame beams, pathways which are flanked by colourful shrubs and bushes and young neat hedging. Railway sleepers and patios feature in the landscaping DIRECTIONS that our clients have undertaken and this has been From Launceston Town centre proceed down the A388 carefully arranged to ensure the fine views are retained (St. Thomas Road) upon reaching the roundabout at across the surrounding landscape. At present where the Newport continue straight ahead heading up St. Stephens site is for the new house a large garage/ workshop sits and Hill out of Launceston and into St. Stephens. Continue is perfect for those with hobbies or collection of classic through St. Stephens along the B3254 heading through cars or bikes. It could also be developed separately for Yeolmbridge for a further 6 miles or so. Upon reaching other uses subject to a planning alteration. A useful Langdon cross pass the thatched Countryman Public stone garden shed will be found along with the biomass House on the right hand side and continue for shed housing the boiler and pellet store at the rear and a approximately 3 miles and turn left signposted West useful second driveway providing additional outside Curry. Continue along this road towards the very end space and parking. where Higher Welby will be i dentified on the left hand side. LOCATION Higher Welby lies just off the B3254, North of OPENING TIMES: Launceston. Village amenities such as a Village Hall and Monday – Friday 9:15am – 5:30pm County Primary Schools can be found at both North Saturday 9:00am – 4:00pm Petherwin and Boyton within a few miles of the property. Proposed Ground Floor The well-known thatched Countryman Public House is SERVICES & REFERRAL FEES with in a couple of miles. Launceston which is Webbers Property Services Ltd (WPSLtd) refer buyers and approximately 7 miles distant, has a range of shopping, vendor clients to Together Financial Solutions, please be commercial, educational and recreational facilities and aware that should you decide to use this service (WPSLtd) lies adjacent to the A30 dual carriageway given access to will receive an average referral fee of £265 from them on Truro and West Cornwall in one direction an d Exeter legal completion. (WPSLtd) may also provide a conveyancing and beyond in the opposite direction. For those with quotation via Law Firm Service s (LFS) in conjunction with a coastal interests the North Cornish Resort of Bude can local law firm, should you decide to use this service be reached within 9 miles, which is known for its miles (WPSLtd) will receive a referral fee of £150 on legal of sandy beaches, surf and cliff top walks. completion. This fee is taken for recommending their services and to cover the on-line transaction management For further communications the Cathed ral City of Exeter service provided by (LFS). is approximately 49 miles distant or about an hour’s drive and has a more extensive range of shopping and leisure Want to know More? We recognise that buying a property is a big commitment facilities as well as access to the M5 motorway, mainline and, therefore, recommend that you visit the local authority Proposed First Floor rail network to London (Paddington) and further north.