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Higher Troswell Farmhouse, North Petherwin, Launceston PL15 8NA

For Sale by Public Auction on Tuesday 23rd November 2010 at the
White Hart Hotel, Launceston at 6.30pm

(unless sold prior)

SITUATION
Higher Troswell Farmhouse sits in the tiny hamlet of Troswell around 2½ miles northwest of the village of North Petherwin and enjoys splendid views over the beautiful, gently undulating countryside to the tors of Bodmin Moor in the distance. Nearby villages provide a good range of local amenities including shops, primary schools and places of worship, however the town of Launceston is only 8 miles away and provides an excellent range of facilities as befits a town of its size, together with the main A30 dual carriageway which provides fast access west into Cornwall and east to Exeter and the M5. The delights of the north Cornish coast are within easy striking distance with a host of memorable sandy beaches, hidden fishing ports and breathtaking cliff top walks.

DIRECTIONS
From the B3254 at Langdon Cross, take the road to North Petherwin, turning right at the cross roads in Petherwin Gate and passing through North Petherwin. Bear left towards Brazacott, passing through that hamlet, and continue for about 1 mile to Troswell where the farmhouse will be seen on the right hand side, set back from the road.

LOTTING
Lot 1 – Farmhouse and paddocks totalling 3½ acres. Guide £300,000.
Lot 2 – A single field of 2.29 acres. Guide £10,000.
Lot 3 – A 4.34 acre field. Guide £20,000.

LOT 1 - THE FARMHOUSE
As with much of North Petherwin, Higher Troswell was once owned by the Duke of Bedford; the farmhouse carries the date-stone "1906" and the Dukes' crest. It stands in an elevated, sunny, south facing setting with some super, far reaching views and is a substantial property that would now benefit from modernisation which would result in a handsome family house of character. The ground floor is constructed of rendered stone elevations above which the property is timber framed and slate hung under a roof of natural slates.

It is fundamentally secondary glazed, with limited night storage heating, with all principal rooms of a good size, height and with a light and airy feel. The house is much unchanged from when first built, still boasting a raft of original features such as four-panel doors with brass furniture, slate flagged floor in the Living Room and Victorian tiled Hallway, sash windows throughout, open fireplaces in both the Living Room and Sitting Room and authentic Dairy with flagged floor, slate benches, slate trundle and meat safe. There is a fitted Kitchen with solid fuel Rayburn Royale, and this room could easily be re-amalgamated with the adjoining Pantry to create a very good sized room. The Utility has full height hanging cupboards and is of a decent size. The Gardeners Toilet is approached from the outside. There are superb views from the first floor bedrooms, and the large family bathroom with airing cupboard.

OUTSIDE
The property is approached off the parish road over a short length of unclassified Council lane which leads to a gated tarmac entrance drive. To one side of the property there is a stone and slate roof Log Store 12' x 10'3" and around both sides and to the rear of the property is a wide tarmac and concrete walkway contained by a stone wall beyond which is a paddock and orchard. In front of the property is a good sized lawn principally contained by a hedge of beech and thorn and to one side is a pedestrian access beyond which is the orchard containing several varieties of eating and cooking apples, and from where there are super views over the adjoining countryside.

At the rear of the house, wide slate steps lead up to a good, level paddock which extends to ¾ of an acre and is principally contained by traditional Cornish hedge banks with some of original Duke of Bedford estate metal fencing. On the opposite side of the Council lane is a further garden area, and a second two-acre paddock lies just to the south.

LOT 2
A single permanent pasture grass field comprising of 2.29 acres lying just to the south of the hamlet with road frontage on two sides. Small tumbledown outbuilding and beautiful, mature tree-lined hedges.

LOT 3
Lot 3 lies to the northeast of the hamlet and is approached off the parish road over a Council owned track. This is a single enclosure of 4.34 acres which is level or gently sloping and contained by traditional Cornish hedge-banks.

SERVICES
Farmhouse – Mains water, mains electricity and private drainage. There are natural spring supplies to Lot 2 and 3.

LOCAL AUTHORITY
Cornwall Council, County Hall, Treyew Road, Truro, Cornwall TR1 3AY. Tel: 0300 1234151.

CONDITIONS OF SALE
These will not be read out in detail at the auction but will be available for inspection from the seller's solicitors and in the auction room prior to the sale. All interested buyers will be assumed to have acquainted themselves with the conditions of sale.

TENURE AND POSSESSION
The properties are being offered for sale freehold with vacant possession upon completion.

VENDORS SOLICITORS
Peters Langsford Davies, Westgate, Launceston, Cornwall PL15 9AD. Tel: 01566 772451.

VIEWINGS
Strictly required by prior appointment through the selling agents, Kivells Launceston Office (01566 776886). Any potential purchasers who have not made an appointment to view this property, are advised to check availability with this office prior to embarking on a journey to view.

Photographs taken in October 2010. Brochure prepared in October 2010.

All enquiries: 01566 776886
Email: simon.alford@kivells.com