Lynher Close, North Hill, Launceston, Cornwall, PL15

LOCATION North Hill is a favoured residential village with a traditional edge of moor character featuring many granite and slate properties at the heart of the village clustered around an ancient Parish Church. Nearby Twelve Men's Moor provides stunning wide-open spaces for walking and riding being an outlying moor on the Eastern edge of Bodmin Moor. In all directions from North Hill there is scenery of Outstanding Natural Beauty be it the rugged North Cornish Coastline to the North, the hidden beauty of the Lynher, Inney and Tamar Valleys to the South and East, Dartmoor National Park further to the East and Plymouth with all its yachting activities to the South. Launceston is 7 miles and provides a full range of social, commercial and shopping facilities. The city of Exeter 42 miles provides Intercity Rail Link, International Airport and M5 motorway link. 24 miles South is the City of Plymouth which provides a ferry port and Intercity Rail link. DESCRIPTION This immaculately presented, semi-detached, three-bedroom property offers a fantastic opportunity to purchase in the sought-after village of North Hill. The property has been finished to a high standard, featuring modern design elements and underfloor heating throughout the ground floor. The property briefly comprises of an open-plan kitchen / dining room, living room and cloakroom on the ground floor, whilst on the first floor there are three well-proportioned bedrooms (one en-suite) and a bathroom. Externally, the property benefits from parking for two to three cars at the front and a low-maintenance rear garden, chiefly laid to lawn, complete with a summerhouse and shed included in the sale. An internal viewing is highly recommended to fully appreciate the appeal and location of the property. ACCOMMODATION Entrance via door into: - KITCHEN / DINING ROOM uPVC double glazed window to front elevation. Range of base and eye-level units with worksurface above having inset stainless steel 1.5 bowl sink with mixer tap, drainer and integrated dishwasher. Induction hob with oven below and extractor fan above. Space for a freestanding fridge / freezer, washing machine and dining table. Access to under stairs storage cupboard, laminate flooring and spotlighting. CLOAKROOM Obscure uPVC double glazed window to front elevation. W.C. and vanity unit with inset sink having stainless steel mixer tap and tiled splashback. Laminate flooring. LIVING ROOM uPVC double glazed window to side and rear elevation with double doors opening to the patio. Space for a range of living room furniture. Feature electric fireplace with wooden mantle and tiled hearth. Laminate flooring. Stairs rise from kitchen to: - FIRST FLOOR LANDING Access to all rooms on the first floor. Two storage cupboards, fitted luxury carpet and loft hatch with easy store loft ladder. BEDROOM ONE uPVC double glazed window to rear elevation. Space for a double bed and bedroom furniture. Fitted luxury carpet and centrally heated radiator. EN-SUITE SHOWER ROOM Obscure uPVC double glazed window to side elevation. Shower with detachable showerhead and glass shower screen, close coupled W.C. and vanity unit with stainless steel tap, tiled splashback and electric anti-fog mirror above. Laminate flooring and electric heated towel rail. BEDROOM TWO uPVC double glazed window to front elevation. Space for a double bed and bedroom furniture. Fitted luxury carpet and centrally heated radiator. BEDROOM THREE uPVC double glazed window to rear elevation. Fitted luxury carpet and centrally heated radiator. Storage cupboard housing hot water tank. BATHROOM Obscure uPVC double glazed window to front elevation. Bath with stainless steel mixer tap, glass shower screen and detachable showerhead. Close coupled W.C. and vanity unit with stainless steel tap, tiled splashback and electric anti-fog mirror above. Laminate flooring and electric heated towel rail. OUTSIDE To the front of the property is a brick paved driveway providing parking for two to three vehicles. Access to the rear garden is via a path to the side of the property laid to stone chippings. The rear garden is chiefly laid to lawn, bordered by a wooden fence and well-established trees and shrubs with a patio adjacent to the house. SUMMERHOUSE / HOME OFFICE Windows to front elevation and door side elevation. Range of work surfaces and space for a desk. Lighting, power and Ethernet connected. Laminate flooring and carpeted. 45mm Spruce construction. SHED Water connected with powered hose from water butts. Power and lighting connected. 28mm Spruce construction. SERVICES Mains water, electric and drainage. Air source heat pump. Heating system split into four zones. Underfloor heating on the ground floor. WARRANTY Remainder of 10-year NHBC Warranty. COUNCIL TAX BAND C EPC RATING C DIRECTIONS ///gladiator.exist.husband VIEWINGS Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com. 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.