Lower West Curry Lower West Curry Boyton, Launceston, PL15 8NS Whitstone Village 3 miles Launceston (A30) 7 miles Bude (A39) 11 miles • Attractive 4 Bedroom Farmhouse • 3 Reception Rooms • 2 Bedroom Adjoining Annexe • Range of Adaptable Outbuildings • Gardens with Stunning Rural Views • Detached Stone and Cob Barn with Potential (STP) • 13.4 acres In Total • Located At End of No Through Road Guide price £625,000 SITUATION The property lies at the end of a no through road in a small former farming hamlet less than 3 miles from the village of Whitstone with its excellent post office/general store catering for day to day needs. The former market town of Launceston is some 7 miles distance with 24-hour supermarket, doctors, dentist and veterinary surgeries and fully equipped leisure centre. At Launceston there is access to the A30 trunk road which links the cathedral cities of Truro and Exeter. At Exeter there is access to the M5 motorway network and main line railway station serving London Paddington. To the north is the coastal resort of Bude with its comprehensive range of shops, testing 18-hole links golf course Remarkably spacious period farmhouse with adjoining annexe in and extensive sandy beaches and cliff walks. tranquil rural hamlet DESCRIPTION The property has been subject to considerable expenditure by the current vendors over the last 14 years to provide a home of rare quality and comfort. They have successfully combined the character and charm associated with a property of this period with modern facilities such as bulk gas central heating, double glazing throughout and two multi fuel burners. The creation of an impressive adjoining annexe provides a most useful living space and the spacious accommodation is clearly illustrated on the floor plan overleaf. The main dwelling has an attractive kitchen/breakfast room with fireplace recess containing range cooker, base level units with granite work tops and a useful dairy/utility room is accessed off the entrance hall. There is a spacious sitting room with access onto the rear patio terrace with veranda and extensive patio area ideal for al-fresco dining. The spacious dining room has an access door to the adjoining annexe. The first floor has three good sized bedrooms with a most impressive family bathroom (with sloping ceilings) and a spacious fourth bedroom. The annexe has its own entrance hall with stairs rising to first floor, access into shower room, living room with windows looking over the rear to the farmland beyond and a galley style kitchen/breakfast room containing base and eye level units with roll edged laminate work surfaces over. Upstairs there is a double bedroom and a separate single bedroom with a cloakroom/wc on the landing. OUTSIDE To the rear of the property is a most attractive garden area with hedge and fence boundaries and extensive patio terrace with veranda enjoying views over surrounding farmland. The property has 2 vehicular accesses and the current owners use the concrete driveway leading from the end of the council maintained road over the neighbours property (to which they have right of way) and the other is directly onto the property. Five bar gate opens to the property and leads to the concrete yard area providing parking for several vehicles and access to the most useful three bay COVERED YARD 14.33m x 9.45m (47' x 31') with 5.79m (19') eaves. Adjoining the property is a HOBBIES ROOM 7.39m x 3.05m (24'3" x 10') with window to side aspect and glazed door to rear, providing additional accommodation or a home office (if so desired and subject to the gaining of any necessary planning regulations). There is a FORMER DAIRY comprising shippon, small store room, former milking parlour and dairy, of cob and stone construction beneath a slate roof providing an excellent opportunity for further development subject to the gaining of any necessary planning permission. The modern four bay COVERED YARD 18.29 x 15.85 (60' x 52') with concrete floor provides a multitude of uses. FORMER CUBICLE HOUSE 21.95m x 20.73m (72' x 68'), which is in need of restoration or replacement, with concrete vehicular access to all sides and adjoining former slurry lagoon. Between the covered yard and the cubicle house is a small former paddock with polytunnel and chicken house with adjoining run. Close to the main dwelling is a WORKSHOP 8.61m x 6.71m (28'3" x 22') with metal corrugated roof and a mixture of brick and blockwork, power and light connected, providing ample storage together with workshop area. There is a small paddock to the rear of the three bay tractor shed and a further field containing orchard and POLE BARN with corrugated roof and walls (currently home to a flock of domestic geese). The remaining pasture land is accessed from a former lane and is divided into several enclosures with stream boundary along the south western edge where excellent grass copse is produced and is ideal for maintaining a small number of stock or several horses if so desired. The land extends in all to 13.4 acres or thereabouts. SERVICES Mains electricity. Private drainage. Bulk gas fired central heating. The property has the benefit of uPVC double glazed windows throughout. Please note the agents has not inspected or tested these services. The property is sold subject to all local authority charges. VIEWINGS Strictly by prior appointment with the vendor's appointed agents, Stags. DIRECTIONS From Launceston take the B3254 north towards Bude passing The Countryman Inn at Langdon Cross and continue for a further 2.9 miles. Take the left hand turn to West Curry and continue on this road for 2/3 of a mile. As the road ends, the for sale board will be found on the right hand side at the five bar gate to Lower West Curry. Map Reference: OS Landranger Sheet 190:283/938. Lower West Curry, Boyton, Launceston, PL15 8NS 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.