Woburn Road, Launceston, Cornwall, PL15

LOCATION The favoured Woburn residential area of the Launceston is within level walking distance to a Convenience Store / petrol filling station. Beyond, the social, commercial and shopping of Launceston town centre are within level walking distance. Launceston College is easily accessible as is Windmill Primary School, Dunheved Bowls Club, the town�s hospital, health centre and Coronation Park with Leisure Centre including swimming pool. The property has ease of access to the A30 dual carriageway spine road providing a better balance of travel distance to all parts of Cornwall and Devon. In all directions from Launceston there is scenery of outstanding natural beauty. To the north is rugged coastline famed for popular family surfing beaches and picturesque former fishing villages, the open expanses of Bodmin Moor are to the west ideal for walking and riding, Dartmoor National Park is to the east and running southwards to Plymouth Sound with all it�s yachting facilities on the south coast are the hidden secrets of the Tamar Valley steeped in 18th Century mining history and renowned for Salmon fishing. DESCRIPTION This charming well-presented, part modernised, property is accessed from Woburn Road and set within a stunning 0.4 acre garden. The expansive plot offers a serene and private oasis with established trees, shrubs, and perennials. It includes a stone-paved patio, a rear courtyard, a timber storage shed, and a lean-to glass potting greenhouse. Inside, the accommodation includes a welcoming entrance hall, lounge, dining room with patio doors leading to the garden, family bathroom and a kitchen. The ground floor also features a double bedroom with garden views. Upstairs, there are two large double bedrooms, a cloakroom, and a separate shower room. Ample parking is available for two cars on a tarmacadam driveway leading to a garage with an electric up-and-over door and an additional lean-to carport for a further two cars. ACCOMMODATION Solid timber entrance door with fully glazed secondary double glazed window to the side having obscure glass leading into:- ENTRANCE HALL Central heating radiator, night storage heater, stairs to first floor with under stair storage cupboard, ceiling light and door to:- LOUNGE Dual aspect having wonderful feature corner uPVC double glazed window. Further aluminium glazed windows to the front. Open fireplace with gas connection and tiled surround, T.V. points, night storage heater and central heating radiator. Fully carpeted throughout. DINING ROOM Further dual aspect reception room with uPVC double glazed window to the rear and uPVC double glazed patio doors leading out to the garden to the side with stone paved patio. Night storage heater and central heating radiator. Ceiling and wall lights, space for dining room furniture and fully carpeted throughout. FAMILY BATHROOM uPVC double glazed window to the side aspect with obscure glass. Matching three piece suite of panel enclosed bath, PVC board splash backing, low level flush W.C. and vanity unit with cupboards under, inset wash hand basin and electric shaver point. Electric heated towel rail, ceiling light and wall heater. KITCHEN Aluminium framed windows to the front aspect. An original kitchen with matching wall and base units, square edge worksurface having inset stainless steel sink with hot and cold taps over, integrated electric hob with extractor fan above, double oven and grill. Breakfast bar area adding further work surface, ample storage space and airing cupboard with central heating radiator and slatted shelf. Plumbing and space for dishwasher with useful larder cupboard over. Vinyl flooring and directional spotlighting. Door to:- REAR PORCH Timber door having half glazed obscure glass window to the rear and timber door to the front. Further door leading into:- SINGLE GARAGE Aluminium framed single glazed window to the side with obscure glass. Electric up and over door. Location of electric meters and fuse board. Power and lighting. Work surface area with space for freezer and tumble dryer under. PANTRY Walk-in pantry with storage shelving and location of gas fired wall mounted boiler. Concrete floor and ceiling light. BEDROOM ONE Ground floor double bedroom with uPVC double glazed window to the rear garden. Ample space for bedroom furniture, fully carpeted throughout, central heating radiator, additional night storage heater and ceiling light. Stairs from the entrance hall lead to the:- FIRST FLOOR LANDING uPVC double glazed window overlooking the rear garden. Fully carpeted throughout and night storage heater on half landing. Ceiling light, loft access and door to:- BEDROOM TWO Dual aspect large double bedroom with uPVC double glazed windows to the front and side. Excellent range of fully fitted wardrobes with further eaves storage access. Central heating radiator and additional night storage heater. Vanity area with desk, drawers and telephone point. Additional wall lighting and telephone point. Storage cupboard with slatted shelving, no longer used airing cupboard when the water tank was removed and further eaves storage access. Fitted carpet and two ceiling lights. CLOAKROOM uPVC double glazed window to the front aspect. Middle level flush W.C., hand wash basin, electric shaver point, ceiling light and electric heated towel rail. SHOWER ROOM Shower enclosure and curtain having wall mounted electric heated shower. Ceiling light, extractor point and PVC board splash backing. BEDROOM THREE Wonderful dual aspect large double bedroom with uPVC double glazed windows to the front and side aspect. Fully fitted carpets throughout, central heating radiator, night storage heater and excellent range of built-in wardrobes with further eaves storage access. Vanity unit with built-in hand wash basin with cupboard beneath. Wall and ceiling lights. Telephone point. OUTSIDE The property is approached from Woburn Road with ample parking for two or more cars on a tarmacadam driveway in front of:- DOUBLE GARAGE One with electric up and over door and to the side a further lean-to car port. A low rendered block wall with concrete capping is at the front with large gently sloping lawn area bounded by established trees, shrubs and perennials with a gate beside the property leading to the rear garden where a further tarmacadam pathway leads around the front. To the side of the property is an expansive level lawn area which benefits from a southerly aspect offering excellent privacy given the established trees on the boundary. A wonderful mixture of conifer, Eucalyptus, Pine and Beech with further established shrubs. Immediately adjoining the property is a wonderful stone paved patio area with further pathway leading around the rear of the property to a useful rear paved courtyard with second large 1500 litre water butt, space for washing line and:- OUTSIDE GARDENERS W.C. Wash hand basin and hot water heater. Outside tap. Steps lead up to the rear porch and door to the rear of the garage. Further 10� x 8� timber storage shed and rear access to the:- LEAN-TO CAR PORT With parking for at least two further cars in tandem. Outside tap. Polycarbonate sheet roofing and outside light. Large 1500 litre water butt. Lean-to glass potting greenhouse. Further 12� x 7� timber garden shed with paved pathway around the rear which leads to a useful compost area hidden at the rear of the garden. SERVICES Mains water, electricity, gas and drainage. Fast fibre internet services run past the house and are available for connection. COUNCIL TAX BAND E EE RATING C TENURE Freehold DIRECTIONS What3Words: ///magically.samplers.reviewed 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 Please note that a new boundary is to be agreed to the south and the plan included is for guidance purposes only. More or less garden is available up to the full extent of the existing title, subject to further negotiation. For reference when originally purchased and constructed - 3 plots were purchased. 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.