Hessacott Cottage Hessacott Cottage Boyton, Launceston, PL15 9RE Launceston 5 miles North Cornish Coast 13 miles Exeter 45 miles • Stunning Far Reaching Rural Views • Kitchen/Breakfast Room • Sitting Room with Woodburning Stove • Dining Room • 5 Double Bedrooms (1 En Suite) • Garden with Fruit Trees and Vegetable Beds • Detached Garage/Workshop • Parking for Numerous Vehicles Guide price £465,000 SITUATION The property lies just under a mile outside the village of Boyton. The former market town of Launceston is 5 miles to the south, where there is a 24 hour supermarket, M&S Foodhall, doctors', dentists', veterinary surgeries, places of worship, a fully equipped leisure centre,18-hole golf course, primary and secondary education and access to the vital A30 trunk road. The A30 links the cathedral cities of Truro and An impressive detached house set in a rural location with striking Exeter. At Exeter there is access to the M5 network, main line rail station serving London Paddington and a well-respected far reaching views international airport. To the north of the property, is the coastal resort of Bude with its extensive sandy beaches and cliff walks together with links golf course, a leisure centre and an excellent range of shops and boutiques. DESCRIPTION A substantial 5 bedroom detached house with far reaching countryside views, a delightful garden, detached garage/ workshop and a drive offering parking for numerous vehicles. ACCOMMODATION The spacious accommodation is illustrated on the floorplan overleaf and briefly comprises: entrance porch which leads through to the hall with storage cupboards, stairs rising to the first floor and doors off to the reception rooms. The kitchen/ breakfast room is an excellent size with a range of base units and drawers, a Rangemaster cooker with a gas hob, tiled splashbacks, a Belfast sink, space and plumbing for a dishwasher and space for a fridge/freezer. A door to the rear hall/boot room with access to the drive, a WC and a utility room with space for appliances. The sitting room is triple aspect with double doors to the rear garden, has wooden flooring and a fireplace with a stone surround housing a woodburning stove and a clome oven. The dining room has an impressive feature fireplace with a stone surround and clome oven and windows overlooking the rear garden. The first floor offers a spacious landing, family bathroom and 5 double bedrooms each with attractive rural views. The master bedroom has an en suite shower room and bedroom 2 has a walk in wardrobe. OUTSIDE The property is approached by a gravel drive opening into an expansive area offering parking for numerous vehicles. The detached GARAGE 9.45m x 4.39m (31' x 14'5''), with power and light, is currently used as a useful workshop with an additional integral storage/workshop space. The garden to the rear of the property is predominantly laid to lawn with a shed, greenhouse, range of fruit trees and a selection of shrubs, plants and vegetable beds. The backdrop to the garden is the far reaching rural views across to Dartmoor and surrounding farmland. SERVICES Mains electricity and water. Private drainage. Oil fired central heating. Please note the agents have not inspected or tested these services. The property is sold subject to all local authority charges. VIEWING Strictly by appointment with the vendor's appointed agents Stags. DIRECTIONS From Launceston take the B3254 road signposted to Bude, crossing over the River Ottery at Yeolmbridge, continuing up the hill to Ladycross. Proceed past Werrington Primary school on your right and on the bend take the right hand turning signposted Boyton. Continue along this road for approximately 1.6 miles and you will see the property on your right, identified by a Stags for sale board. Hessacott Cottage, Boyton, Launceston, PL15 9RE 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] Cornwall | Devon | Somerset | Dorset | London stags.co.uk.