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" A very impressive and much improved detached residence situated within striking distance of Launceston town centre and affording impressive far reaching views from the front elevation taking in Launceston castle and neighbouring countryside. With accommodation spread over three floors this property would suit a family with its ample off road parking and pleasant, practical gardens. Internal viewing is highly recommended to fully appreciate the standard of improvements the current owners have recently made.

THE PARTICULARS
All measurements are approximate. There are numerous power points throughout the property although not individually listed. None of the fittings or appliances have been tested by us.

SITUATION
To the south of Launceston, Plymouth provides Intercity Rail link, expanding local airport and continental ferry port. To the north of South Petherwin, the North Cornish coastline has renowned stretches of National Trust cliff scenery, popular family beaches and quaint fishing villages. To the west of the village is Bodmin Moor which offers wonderful walking country. This double fronted character detached property is situated in an elevated position with far reaching views over the town and neighbouring countryside. With generous accommodation, this family home comprises Master bedroom with en suite bathroom, three further bedrooms, family bathroom and ground floor shower room. The living accommodation boasts a pleasant sitting room, separate dining room and breakfast kitchen to the rear. Additionally there is an outside utility room with separate log store, a driveway providing off road parking for two or more vehicles and mature and versatile gardens incorporating areas of lawn with a raised decking area. The property is warmed by gas radiator central heating and also benefits some uPVC double glazing. Having undergone major refurbishment and renovation over recent years by the current owners, this property now provides a comfortable family home in a convenient location and internal viewing is highly recommended.

Entrance to the property is via a timber door with glazed panels leading to the

RECEPTION HALLWAY. Stairs leading to the first floor accommodation. Stripped and stained wooden flooring. Radiator and doors leading off to the ground floor reception rooms.

SITTING ROOM
21' x 10'7 max (3.4m x 3.26m)
uPVC double glazed window to the front elevation offering far reaching views over town and country. Exposed timber beam and wall mounted electric heater. The focal point of this room is a feature recessed fireplace with wooden mantel, slate flagstone hearth and incorporates a multi fuel burner. From the sitting room, doors lead off to both the kitchen and to the ground floor shower room.

DINING ROOM
9'10 x 12'1 (7.77m x 3.69m) (excluding recesses)
uPVC double glazed window to the front elevation offering far reaching views over town and country. Stripped and stained wooden flooring, ornate ceiling coves, fitted shelving and slate fireplace with slate flagstone hearth which houses a multi fuel stove. From the dining room a door leads through to the

BREAKFAST KITCHEN
8'5 x 16'5 max (2.59m x 5.03m)
Window and partially obscured glazed door to the rear elevation. Ceramic tiled flooring. Ceiling with recessed halogen spotlights. Pantry/storage cupboard and breakfast bar. The re-fitted kitchen suite comprises a range of light oak fronted modern base and wall units with drawers. Glazed display cabinet. Roll edged working surfaces incorporating single drainer, stainless steel sink unit with mixer tap and ceramic tiled surround. There are appliance spaces for a 'Range' style cooker and dishwasher with plumbing available.

GROUND FLOOR SHOWER ROOM
uPVC obscured double glazed window to the side elevation. Ceiling with recessed halogen spotlighting. Radiator and ceramic tiled floor. The re-fitted suite comprises a curved corner shower cubicle with mixer drencher shower, period wash hand basin with ceramic tiled splashback and wc with high level cistern.

FIRST FLOOR ACCOMMODATION

FIRST FLOOR LANDING
uPVC double glazed window to the front elevation offering far reaching views over town and country. Radiator and access to the central heating boiler. Further stairs also rise to the second floor accommodation. Doors lead off to the following rooms.

MASTER BEDROOM
10'7 x 12' (3.26m x 3.66m) (Excluding entrance area measuring 3' x 5'10 (0.91m x 1.55m))
uPVC double glazed window to the front elevation offering far reaching views over town and country. Radiator. Door leads off to the

EN SUITE BATHROOM
Partially obscured uPVC double glazed window to the side elevation. Marble tiled flooring and heated chrome finished vertical towel rail. Recessed halogen ceiling spotlights. The re-fitted suite comprises a roll top bath with Victorian style mixer tap and shower attachments. Period style wash hand basin with tiled splashback and mixer tap and wc with high level cistern.

BEDROOM TWO
11'1 x 10'11 max (3.38m x 3.08m)
uPVC double glazed window to the front elevation offering far reaching views over town and country. Radiator.

FAMILY BATHROOM
Partially obscured double glazed uPVC window to the rear elevation. Radiator. Ceramic tiled flooring and double width airing cupboard. The white suite comprises panelled bath with ceramic tiled surround and fitted electric power shower. Period style wall mounted wash hand basin with ceramic tiled surround and low level wc.

SECOND FLOOR ACCOMMODATION

LANDING AREA
With doors off to the two further bedrooms. Access to storage within the eaves.

BEDROOM THREE
12'9 x 11'10 (3.93m x 3.38m) (including height restriction and excluding window area)
Double glazed window to the front elevation offering far reaching views. Radiator. Exposed timber ceiling beams and doors giving access to storage within the eaves.

BEDROOM FOUR
10'1 x 11'10 (3.08m x 3.38m) (including height restriction and excluding window area)
Double glazed window to the front elevation offering far reaching views. Radiator, exposed timber ceiling beams and doors giving access to storage within the eaves.

OUTSIDE

The property can be approached on foot via a private pathway from Dutson Road or alternatively by foot or by car via the rear service lane. The majority of the property's land is situated to the front and side of the house. The front garden being chiefly laid to lawn, surrounded by mature hedging with stepping stones leading to the front of the property, slate walled display beds, ornamental waterfall feature and a barbeque area which is laid to stone chippings. Additionally there is an area of raised decking with hand rail and balustrades which provides an ideal outdoor entertaining or dining area. From the front garden are gentle steps rising to the slate flagstone patio area with borders laid to stone chippings and a small timber summerhouse/storage shed. There is also an area off the front pathway which is currently used for both storing logs and as a clothes drying area with a rotary washing line. There is also access to a concrete and timber built storage/potting shed with a corrugated roof. Outside the property to the rear there is a lean to storage shed which is currently used for fuel storage. Additionally there is a partially glazed door which gives access to an external utility room with fitted worktop which provides space for a tumble dryer and washing machine with plumbing available. Also there is a cold water tap. Steps rise from the rear of the property leading to the rear service lane. To the side of the property there is an area which is laid to stone chippings providing off road parking for two to three vehicles with potential for the provision for a garage subject to any necessary planning consents. There is also a timber garden shed, picket style fence with timber gate providing pedestrian access from the parking area down to the front entrance and front gardens.

SERVICES
Mains electricity, water, gas and drainage.

COUNCIL TAX BAND
D

TENURE
Freehold

DIRECTIONS
Proceed northbound from Launceston town centre along St Thomas Road (A388). At the bottom of the hill, at the roundabout take the third exit onto Dutson Road (A388). Cross the next roundabout and No. 13 can be found a short distance along on the left. "