Launceston, Cornwall, PL15

LOCATION Beside the sheltered Kensey Valley on the cusp of Launceston, the ancient former capital of Cornwall. The social, commercial and shopping facilities of the town centre are within easy walking distance. The property has convenient access to the A30 dual carriageway spine road for Cornwall and Devon, making for easy travel westwards into Cornwall, and eastwards into Devon. To the south of Launceston, Plymouth provides an intercity rail link and continental ferry port. To the east the Cathedral city of Exeter provides the M5 Motorway link, intercity rail link (Paddington just over two hours), and expanding international airport. In all directions from Launceston there is scenery of outstanding natural beauty. To the north is the rugged Cornish coastline famed for popular family surfing beaches and picturesque former fishing villages. To the west are the open expanses of Bodmin Moor, ideal for walking and riding. To the east is Dartmoor National Park, and to the south are the hidden secrets of the Tamar Valley, steeped in 18th Century mining history running out into Plymouth Sound with all its yachting facilities. DESCRIPTION A versatile generously proportioned three double bedroom bungalow ideally located on the outskirts of Launceston. The property will attract a discerning buyer who would like the convenience of a town location, but in a peaceful surrounding in the open countryside. The property benefits from both a well enclosed and private sun terrace and large level lawn with stunning views over rolling countryside towards Launceston. Ample parking for several vehicles and detached large double garage with electric up and over door can also be enjoyed here. The property has been extended from its original form with wonderful kitchen / sitting room space with vaulted ceiling popular in modern builds, but retaining a central AGA feature unique to the property. The sitting room is equally a grand reception room which benefits from large picture windows looking back towards the views and an open fireplace to the far end. Internally the property comprises of the open plan kitchen / living area, utility room, sitting room, central hallway, cloakroom and three double bedrooms (one en-suite and one with en-suite cloakroom). We understand the property also has the opportunity to rent the adjoining 9 acres, subject to negotiation as outlined blue on the enclosed plan. ACCOMMODATION Hardwood door with double glazed flag window to the side and ornate leaded portal feature window leads into:- OPEN PLAN KITCHEN / DINER / LIVING SPACE Triple aspect with windows to the front, rear and side including bay window with glorious countryside views, whilst the front facing windows from the kitchen look over the lawn and back towards the town. The dining area could equally be used as a secondary lounge with three T.V. points, multiple power sockets and Ethernet connection point. Wall lighting, bay window to the front, window to the rear, Velux sky light and loft access hatch. The kitchen area has impressive, vaulted ceiling with pendant ceiling light, sky light and wall lighting. Central island with integrated electric hob, excellent range of wall and base units, Corrian style work surface with inset one and a half bowl stainless sink with mixer tap over, integrated dishwasher, double oven, fridge and freezer. Oil fired Aga with tiled splash backing and dimmer lights. LVT wood effect flooring throughout. Door to:- UTILITY uPVC double glazed window to the rear and half glazed uPVC double glazed door to the rear garden. Continuation of wood effect flooring. Floor mounted “Grant” oil fired boiler for central heating and hot water. Wall and base units with roll top worksurface, space and plumbing for washing machine and integrated stainless steel one and a half bowl sink. Electric consumer unit board, extractor fan and recessed spotlights. Further loft access. Glazed French doors lead into:- SITTING ROOM Well-proportioned room with open fireplace having stone surround and hearth, central heating radiators, two large uPVC double glazed picture windows again enjoying the fabulous views back to Launceston over rolling countryside. Wall and pendant ceiling lighting, T.V. and Ethernet connection points. Door into:- CENTRAL HALLWAY uPVC fully glazed patio doors leading onto rear sun terrace. Continuation of wood effect vinyl flooring throughout, central heating radiators, telephone point and doors to all principal rooms. CLOAKROOM Rear uPVC double glazed window with obscure glass. Tiled floor to ceiling. Close coupled W.C. and vanity unit with integrated sink, wall mirror with light over, central heating radiator with electric heating option. Recess spotlights and extractor fan. FAMILY BATHROOM uPVC double glazed window with obscure glass to the rear. Suite of panel enclosed bath with mixer tap and shower attachment over, close coupled W.C. and vanity unit having integrated sink and mixer taps over. Shower enclosure with mixer shower. Recessed spotlighting, extractor fan, mirror with integrated lighting on sensor and tiled floor to ceiling. BEDROOM THREE A good-sized double bedroom with uPVC double glazed window to the rear garden. T.V. points, power sockets with USB ports, central pendant ceiling light with dimmer control and central heating radiator. Integrated mirror. BEDROOM TWO uPVC double glazed window to the front aspect with views back towards Launceston over the garden and rolling countryside. Good size double bedroom with wall and ceiling lights, fitted carpet throughout, T.V. point, central heating radiator with integrated mirror, space for bedroom furniture and door leading to:- EN-SUITE Tiled floor and splash backing to large shower enclosure with mixer shower over and bi-fold glass door, vanity unit with integrated sink having mixer tap over and close coupled W.C. Recessed spotlighting, extractor fan and central heating radiator with additional electric dual fuel. BEDROOM ONE Double bedroom with uPVC double glazed window to the side aspect with central heating radiator, T.V. and power points with additional USB socket, central pendant light and fully carpeted. Door to:- EN-SUITE CLOAKROOM Close coupled W.C., small vanity unit with integrated hand wash basin, mirror with integrated lighting and central heating radiator. Recessed spotlighting and extractor fan. OUTSIDE The property is approached by a private lane (which is due to be resurfaced by the current owners) leading to a large paved parking area with space for 4 or more cars, having stone wall frontage around a level lawn. To the front of the property the lawn is bordered by an established hedge and stone wall allowing views to overlook the adjoining fields and towards Launceston. Block paving continues around the rear of the property giving access all the way around. A side gate gives access to the rear on both sides. To the rear of the property is a wonderful sun terrace with ornate paving and landscaped planting around a centralised rockery. Designed for low maintenance and completely sheltered from the prevailing winds, thus creating a wonderful entertaining or sun bathing space unique to the property. The boundaries again are well walled with established hedge and fence to the field side. Large raised beds previously utilised as an allotment space. DOUBLE GARAGE Electric up and over door. Side double door pedestrian access and uPVC double glazed windows to the rear and side. Ample additional power sockets. Space for two cars on solid concrete floor. SERVICES Mains water and electricity. Private drainage. Oil fired central heating. ENERGY EFFICENCY RATING D. COUNCIL TAX BAND D. TENURE Freehold. DIRECTIONS What3Words: ///prank.taxed.flesh EASEMENTS, WAYLEAVES & RIGHTS OF WAY The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property. BOUNDARIES Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final. IMPORTANT NOTICE Kivells, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Kivells have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. AGENTS NOTE The bungalow enjoys excellent front and rear garden space and uniquely has the option to rent the adjoining 9 acres as highlighted in blue below.