Coads Green, Launceston, PL15 7NA

This wonderful Grade II listed period farmhouse boasts a wealth of charm and character throughout, retaining many original features such as exposed stone fireplaces and wooden beams.

It is offered for sale with no onward chain.

Situated in an idyllic rural position, this superb property briefly comprises the following: an entrance hall, two reception rooms, kitchen, sunroom, and utility room on the ground floor, whilst on the first floor there are three bedrooms with the master en-suite and bedroom two both have separate dressing rooms.

There is also a family bathroom. Externally, the property is accessed via a parish road over a shared driveway leading to the gravelled parking area.

The rear garden is laid to lawn and features a variety of well-established shrubs, trees, and flowers. There is also a further lawn area to the front of the property, along with a former piggery.

ACCOMMODATION Entrance by uPVC door into:- ENTRANCE HALLWAY Doors leading to all ground floor rooms. Stairs rising to first floor.

LIVING ROOM Window to the front elevation with wood panelling and window seat. Painted exposed stonework, wooden beams and slate floor. Exposed stone wall with inset wood burner and cloam oven.

RECEPTION / DINING ROOM Window to the front elevation. Access into storage cupboard. Exposed stone wall with inset wood burner and cloam oven. Exposed beams, wooden flooring and radiator.

Door into Kitchen and door to:- SUNROOM Two windows to the rear elevation overlooking the rear garden and patio doors leading to garden and small patio area.

Exposed painted stonework, beams and wood flooring. Radiator. Door into:- UTILTY ROOM Window to the rear elevation and door to the side elevation into parking area and garden.

Stainless sink with mixer tap and cupboard below. Space for washing machine and tumble dryer. Door into W.C. and door leading into:- KITCHEN / DINING AREA Windows to the front and side elevation.

Range of base and eye level units with worksurface over having inset stainless sink with drainer and mixer tap. Space for dishwasher, Flavel double oven with extractor fan above and tiled splashback.

Exposed wooden beams, tiled floor and space for small dining room table. W.C. Window to the side. Low level W.C. and pedestal wash hand basin.

From the entrance hallway stairs rise to:- FIRST FLOOR LANDING Doors leading to all rooms. Carpeted. MASTER BEDROOM SUITE Window to front elevation. Exposed wooden beams and flooring.

Radiator, space for king size bed and bedroom furniture. Door into:- DRESSING ROOM Window to the front elevation. Wood panelling and exposed beams.

Door into:- EN-SUITE Corner power shower, low level W.C, pedestal wash hand basin with separate taps and tiled splashback. Extractor fan and radiator. BATHROOM Windows to the rear and side elevation.

Suite of low level W.C, bath with separate taps, pedestal wash hand basin with separate taps and corner shower with rainfall shower. Exposed beams and wooden flooring.

Door into airing cupboard with boiler. BEDROOM THREE Window to the front elevation. Space for double bed and bedroom furniture, exposed beams and wooden floor. Radiator.

BEDROOM TWO Window to the rear elevation. Feature fireplace (currently not used), exposed wooden flooring and beams. Space for double bed and bedroom furniture.

Door into:- DRESSING ROOM Windows to the front and rear elevations. Perfect space to create a dressing room. AGENTS NOTE Please note the property is Grade II listed. SERVICES Mains electricity.

Water from well located in neighbouring land. Private drainage, via septic tank located in neighbouring property with soakaway in neighbouring land.

The soakaways are in the land which is being sold with East Tremollett Barn with the necessary consent for the Farmhouse to maintain it if required. Oil fired central heating and Woodburner.

TENURE Freehold. LOCAL AUTHORITY Cornwall Council. COUNCIL TAX BAND C. EPC RATING E. VIEWINGS Please ring to view this property and check availability before incurring travel time/costs.

FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE WHAT.3.WORDS LOCATION ///intention.gobbling.emotional 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.

Verified Material Information Council tax band: C Tenure: Freehold Property type: House Property construction: Standard form Electricity supply: Mains electricity Solar Panels: No Other electricity sources: No Water supply: Private Spring Supply Sewerage: Septic tank Heating: Central heating Heating features: Wood burner Broadband: FTTP (Fibre to the Premises) Mobile coverage: O2 - OK, Vodafone - OK, Three - Good, EE - Good Parking: None Building safety issues: No Restrictions - Listed Building: Grade 2 listed Restrictions - Conservation Area: No Restrictions - Tree Preservation Orders: None Public right of way: Yes: Through the garden.

Long-term area flood risk: No Coastal erosion risk: No Planning permission issues: No Accessibility and adaptations: None Coal mining area: No Non-coal mining area: Yes Energy Performance rating: E All information is provided without warranty.

Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.

The information contained is intended to help you decide whether the property is suitable for you.

You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: builder, plumber, electrician, damp, and timber expert.

EPC Rating: E Garden   The property is accessed from the Parish road over a shared driveway which provides access via a gravelled drive to the front of the farmhouse.

At the front of the property there is a large parking area.

A gated entrance provides access into a small walled garden at the front of the property leading to the front entrance with further areas of lawn.

FORMER PIGGERY Providing great storage or the potential to develop subject to obtaining the necessary planning consents. Separate electric meter.

Past the outbuilding, there is also a further area of lawn which creates a blank canvas for any new owner to put their stamp on.

To the side of the property there is a:- DRY STORE ROOM Providing a refuse area.

The rear garden is bordered by well established shrubs, trees and flowerbeds and is laid to lawn for ease of maintenance. There is also a patio area off the sunroom. STORE HOUSE Power connected.

Parking - Driveway   At the front of the property there is a large gravelled parking area.

Disclaimer   Kivells, their clients and any joint agents give notice that they are not authorised to make or give representations or warranties in relation to the property.

No responsibility is accepted for any statement within these particulars, which do not form part of any offer or contract. Areas, measurements and boundaries are approximate.

Text, photographs, CGI’s and plans are for guidance only. It should not be assumed the property has all necessary planning or building consents, and Kivells have not tested any services or equipment.

The property is sold subject to all matters in the Property and Charges Register, including rights of way and easements. Purchasers are deemed to know all boundaries.

Nothing herein constitutes financial advice; seek your own. Use of Mortgage Genies SW Ltd. will result in a £250 + VAT referral fee to Kivells. Kivells retains copyright to all particulars and media.