Roydon Road, Launceston, Cornwall, PL15

LOCATION Dove Cottage sits within the Newport area of Launceston. Within easy walking distance is a range of daily facilities including convenience store, food supermarket, petrol filling station, shop and popular public house with a pretty riverside area, adjacent Church and Bowling Club. St Stephens primary school and St Josephs independent school are within easy walking distance also. The full social, commercial and shopping facilities of Launceston town centre are 0.5 miles away. The former market town of Launceston on the Cornwall / Devon border provides access to the A30 dual carriageway. Beyond to the east (another 42 miles) the city of Exeter provides Intercity Rail Link, International Airport and M5 motorway link, with the city of Plymouth (28 miles) providing continental ferry port and Intercity Rail Link. DESCRIPTION A unique opportunity to purchase an individually designed three-bedroom, detached property, enjoying a non-estate location conveniently located in Launceston. Just a short walk to a plethora of local amenities, an internal inspection is highly advised. The property briefly comprises; open plan kitchen / living area, three bedrooms, two bathrooms, W.C. and integral garage. Externally the property offers a sweeping tarmac drive providing parking for several vehicles and a private, fully enclosed, rear garden. ACCOMMODATION Entrance via: - STORM PORCH Door into: - HALLWAY Access to all rooms on the ground floor. Laminate flooring. Radiator. Under stairs storage cupboard. KITCHEN / LIVING AREA uPVC double glazed windows to front and rear elevation. Sliding door giving access to a wooden decking area and rear garden. Range of base and eye-level units with worksurface above. Stainless steel sink with mixer tap and drainer. Gas hob with oven below and extractor fan above. Built-in dishwasher and fridge. Space for dining table, dresser and a range of cabinets as well as suite of chairs and sofa. Laminate flooring. Radiators. W.C. uPVC double glazed obscure window to front elevation. Low level W.C. Sink with stainless steel mixer tap and tiled splashback with a storage cabinet below. Radiator. Laminate flooring. Access to Garage. LANDING uPVC double glazed window to front elevation. Access to all rooms on first floor. AIRING CUPBOARD Shelving. Radiator. BEDROOM ONE uPVC double glazed window to rear elevation. Space for double bed. Radiator. Carpeted. EN-SUITE BATHROOM Sink with stainless steel mixer tap, low level W.C. and shower with detachable shower head. Radiator. Laminate flooring. BEDROOM TWO uPVC double glazed window to rear elevation. Space for a double bed. Radiator. Carpeted. BATHROOOM Obscure uPVC double glazed window to front elevation. Sink with mixer tap. Low level W.C. Bath with separate taps and shower above. Radiator. Laminate flooring. BEDROOM THREE uPVC double glazed window to front elevation. Radiator. Carpeted. GARAGE Up and over garage door. Double glazed window and door giving access to rear garden. Space for washing machine and tumble dryer. Attic storage above. OUTSIDE The front of the property is approached by a sweeping tarmac drive providing parking for several vehicles and gives access to the rear garden with passageways either side of the property. To the rear is an enclosed garden with a raised decked seating area and artificial grass for ease of maintenance. The garden is bordered by raised flower beds with a range of shrubs and perennials. EE RATING – C TENURE – Freehold COUNCIL TAX BAND - C SERVICES Mains gas, electricity and drainage. DIRECTIONS What3Words: ///excusing.revealing.represent VIEWINGS Please call 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.