St. Giles-on-the-Heath, Launceston, PL15 9RT

Situation and description:

Ham Cottage is situated on a quiet country lane, off the A388 in the village of St Giles on the Heath. It is surrounded by open countryside close to the Devon/Cornwall border and is close to Launceston and the A30, which provides a mainly dual-carriageway road between Exeter for the M5 and Truro.

St Giles on the Heath is a Devon village with a village store, public house, local primary school (Ofsted rated GOOD in January 2023), and local amenities. Both Launceston, with M&S Foodstore, and Holsworthy with M&S and Waitrose, provide a further range of retail opportunities close by.

The property is an attractive stone cottage with kerb appeal that provides a spacious home with fantastic views across the countryside. The property offers a feature Garden Room, two good sized reception rooms with feature fireplaces in both, a Kitchen and large Utility Room with downstairs w.c, three double bedrooms (Master with ensuite) and a Family Bathroom. The property has the benefit of oil fired central heating with an additional log burner in the main Reception Room and radiators throughout. The property is fully double glazed. Externally the level lawned gardens with mature shrubs showcase the far reaching views of the countryside which can be enjoyed from two separate seating areas to each side of the garden. There is driveway parking for several vehicles, a double garage with electric roller doors and the added bonus of a workshop/storage area to the rear.

Accommodation:

The Cottage can be accessed via the side entrance into the current Utility Room or through the Garden Room to the rear of the property:-

Garden Room: (5.73m x 2.21m/18'10 x 7'3) Offering stunning views of the garden, fully double glazed with dwarf walls and tiled flooring with access through to the main hallway and French doors to Reception Room Two.

Entrance Hallway to:-

Kitchen: (4.47m x 2.79m/14'8 x 9'2) Original slate flooring and range of base and wall units with tiled splashbacks, beamed ceiling, composite 1 1/2 composite sink, electric cooker and extractor hood, overlooking rear garden and views. Understairs pantry/storage cupboard, window to front and doorway to:

Utility Room: (4.77m x 2.86m/15'8 x 9'5) Fitted with range of base and wall units, stainless steel sink, plumbing for washing machine and tumble drier, beamed ceiling. Double glazed door to side access of the property and window to front of cottage. Separate w.c and hand-basin.

Reception Two: (4.70m x 3.88m/15'5 x 12'9) Devon Stone feature fireplace with oak lintel, slate hearth and electric flame effect log burner, original storage cupboards to side and window to front, beamed ceiling. French door into Garden Room and steps to:-

Reception One: (5.27m x 4.42m/17'3 x 14'6) Triple windows with oak lintels to front of property, French doors opening out to patio area and garden, further window with views to rear garden. Devon Stone feature fireplace with oak lintel and slate hearth and mantelpiece with log burner and beamed ceiling.

Upstairs split landing to:-

Bedroom Three: (4.51m x 2.62m/14'10 x 8'7) Double bedroom with double glazed window to rear with deep sill overlooking garden and views.

Family Bathroom: (2.14m x 1.91m/7'0 x 6'3) Fully tiled with double glazed window to rear. White sanitary ware with bath and handheld shower, hand basin, w.c and heated towel rail.

Bedroom Two: (3.37m x 2.84m/11'1 x 9'4) Double bedroom with double glazed window to rear with deep sill overlooking garden and views. Built in original deep cupboards and additional storage cupboards.

Master Bedroom: (4.54m x 3.57m/14'11 x 11'9) Large double bedroom with dual aspect window to front and rear with Ensuite bathroom, (1.73m x 1.46m/5'8 x 4'9) that has white sanitary ware, deep storage cupboards, hand basin and w.c with separate shower area.

External: The rear of the property is accessed via a gated, graveled driveway for multiple vehicles and a double garage with electric roller door and workshop/storage area to the rear. The level garden is mainly laid to lawn with separate seating areas; one is close to the garage with a paved and graveled area and there is a further purpose built seating area set to the right hand side of the property to further enjoy the panoramic views. There is a Devon Stone patio area outside the main reception room French doors for additional seating.

The oil tank and oil fired boiler are situated to the left of the property. All windows are double glazed and radiators are fitted throughout the property.

Services: Mains water and electricity, oil fired central heating.

Council Tax: Band E

Agent’s notes:

Fixtures, fittings, appliances or any building services referred to does not imply that they are in working order or have been tested by us. The suitability and working condition of these items and services is the responsibility of purchasers.