South Petherwin, Launceston, Cornwall, PL15

Built in the 16th century of stone and cob construction, Larrick Farmhouse offers a rare opportunity to acquire a charming five bedroom home in a picturesque rural setting. This delightful property is available with no onward chain and features a spacious kitchen / dining room, utility room, W.C., dairy, home office, boot room, living room, two bathrooms and five bedrooms. Externally, the property offers ample parking and a low maintenance garden laid to lawn. An internal viewing is highly recommended to fully appreciate the distinctive appeal and character offered by the property. LOCATION Found amongst the gentle rolling hills and valleys of north Cornwall, yet is only a five minute drive to the village of South Petherwin, with its Church, Chapel, Village Hall, Primary School and Public House. The historic market town of Launceston is a four mile drive and offers an excellent range of amenities including a choice of supermarkets, primary, secondary and private schooling, two veterinary practice�s and agricultural merchants. The town also sits on the A30 which provides a quick link east to the city of Exeter, some 44 miles providing Intercity Rail link, M5 Motorway link and International Airport. Heading west is the Cathedral city of Truro and the city of Plymouth is located to the south providing Intercity Rail Link and Continental Ferry Port. This particular part of the Westcountry has much to see and do with both the north and south coasts being easily accessible. The stunning coastline to the north is within half an hours drive and offers pretty coves, sandy surfing beaches and quaint fishing villages. To the west are the wide open spaces of Bodmin Moor and to the east, Dartmoor National Park. ACCOMMODATION Entrance via part glazed wooden door into:- PORCH Shelving. Carpeted. KITCHEN / DINING ROOM uPVC double glazed windows to rear elevation. Range of base and eye level units with worksurface above having inset stainless steel sink with mixer tap and drainer. Electric hob with oven below and tiled surround. Space for dishwasher and free-standing fridge / freezer. Window seat, space for large dining table, Aga and exposed wooden beams. Under stair storage and further built-in storage cupboards. Flagstone slate flooring. Stairs rise from kitchen to the first floor. DAIRY uPVC double glazed window to side elevation. Built-in shelving and space for multiple fridge / freezers. Traditional slate shelving. Flagstone slate flooring and range of built-in storage cupboards. UTILITY ROOM uPVC double glazed door giving access to the garden and window to rear elevation. Range of base and eye-level units with work surface above and stainless steel inset sink with separate taps, drainer and tiled surround. Space for washing machine and tumble dryer. Laminate flooring. Radiator and loft access hatch. OFFICE An L-shaped room with uPVC double glazed window to side elevation and obscure window to rear elevation. Radiator, laminate flooring and BT connection point. BOOT ROOM uPVC double glazed door and window to side elevation. Substantial built-in storage cupboards with shelving. Radiator, tiled flooring and Skylight. W.C. uPVC obscure window to rear elevation. Low-level W.C. , hand wash basin with separate stainless-steel taps and tiled splashback. Laminate flooring. LIVING ROOM uPVC double glazed triple aspect windows to side and front elevations and uPVC double glazed door giving access to rear garden. Log burner set in stone-built fireplace with slate hearth. Further fireplace to the rear of the room with granite surround and wooden mantle. Exposed wooden beam. Carpeted and radiators. Stairs rise from living room to:- FIRST FLOOR LANDING uPVC double glazed window to side elevation. Carpeted. BEDROOM TWO uPVC double glazed window to side elevation. Space for a king size bed and suite of bedroom furniture. Carpeted. Radiator. SHOWER ROOM uPVC double glazed obscure window to side elevation. Shower cubicle with electric shower and detachable shower head. Hand wash basin with separate stainless steel taps. Laminate flooring and radiator. W.C. uPVC double glazed obscure window to side elevation. Low level W.C. and laminate flooring. BEDROOM ONE uPVC double glazed window to side elevation. Space for a king size bed and suite of bedroom furniture. Carpeted and radiator. Access to bedroom three. BEDROOM THREE uPVC double glazed window to rear elevation. Built-in wardrobe and shelving. Carpeted and radiator HALLWAY Accessed via stairs rising from the kitchen. Airing cupboard housing water tank. Carpeted. BEDROOM FOUR uPVC double glazed window to front elevation. Carpeted and radiator. BEDROOM FIVE uPVC double glazed window to front elevation. Carpeted and radiator. BATHROOM uPVC double glazed obscure window to side elevation. Low level W.C., freestanding bath with stainless steel tap and detachable showerhead. Hand wash basin with tiled splashback and separate stainless steel taps. Exposed original Oak beams. Wooden flooring, radiator and loft hatch. OUTSIDE The property is approached by a gravelled drive providing parking for several vehicles. A wooden gate then gives access to the rear garden with steps rising from a patio area to a low maintenance garden laid to lawn boarded by well established trees and shrubs. SERVICES Mains electricity. Borehole water and private drainage. Oil fired Aga runs hot water and central heating. TENURE - Freehold LOCAL AUTHORITY - Cornwall Council COUNCIL TAX BAND - E EE RATING - D FLOOR PLANS The floor plans displayed are not to scale and are for identification purposes only. AGENTS NOTE Please note the property has tenants in situ which will be served notice upon exchange of contracts. DIRECTIONS From Launceston, at Pennygillam roundabout, take the B3254 towards South Petherwin. Follow this road for approximately 2 miles and in the centre of South Petherwin, by the old pump, turn left. Then turn immediately right and follow this road for a further 1.5 miles. WHAT.3.WORDS LOCATION ///suspended.flattens.keen 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. 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. 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. 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.