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" *STAMP DUTY TO BE PAID BY VENDOR*A modern inner terraced home within walking distance of Launceston town centre with accommodation over three floors. Three bedrooms, through living/dining room, fitted kitchen and bathroom. Additional features include; gas central heatin, sealed unit double glazing, partial under floor heating, a first floor South facing balcony and small low maintenance rear garden along with an integral garage with ample storage and additional allocated parking space.

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
The property is superbly located beside the social, commercial and shopping facilities of the town centre with Town Hall and medieval Norman Castle nearby. Launceston enjoys a better balance of travel to all parts of Cornwall and Devon than any other due to straddling the A30 dual carriageway spine road for the two counties. The City of Exeter (some 42 miles east) offers Intercity Rail link, international airport and M5 motorway link. To the south, the City of Plymouth (about 28 miles) provides Intercity Rail link, expanding local airport and continental ferry port.

The North Cornish coastline is within approximately 20 miles drive offering stunning National Trust cliff scenery walks, quaint former fishing villages and surfing family beaches. Moorland walking is available on Bodmin moor to the west and Dartmoor to the east.

Entrance to the property is via an obscure part glazed door leading to the;

RECEPTION HALLWAY
Textured ceiling, radiator, slate tiled flooring with under floor heating and stairs rising to the first floor accommodation.

Door leads off to the;

L-SHAPED LIVING / DINING ROOM
22'6" (max) x 11'1" (max, narrowing to 6'1") 6.8m x 3.38m
Double glazed windows to the front elevation, double glazed French style doors to the rear giving access to the garden area, textured ceiling, slate tiled flooring with under floor heating and two radiators.

FIRST FLOOR
Glazed door leads out to a SOUTH FACING BALCONY which provides a pleasant seating area. The first floor landing benefits a textured ceiling, radiator and stairs rising to the second floor.

Doors lead off to the following rooms:

KITCHEN
10'8" (max) x 7'10 (3.29m x 2.16m)
Double glazed window to the rear elevation, textured ceiling, radiator and wooden style vinyl flooring. The kitchen suite comprises of a range of matching base, wall and drawer units with rolled edge working surfaces incorporating; single drainer stainless steel sink unit and ceramic tiled splash backs. There are appliance spaces with electric and gas cooker points and plumbing for automatic washing machine.

BEDROOM TWO
11'9" x 11'4" (plus recess) (3.62m x 3.47m)
Two double glazed windows to the front elevation, textured ceiling, radiator and wooden style laminate flooring. Walk in storage cupboard with access to the central heating boiler providing ample useful storage space.

SECOND FLOOR ACCOMMODATION

LANDING AREA
Double glazed window to the rear elevation, textured ceiling with inset halogen spot lights, hatch giving access to loft space and doors to the following rooms;

BEDROOM ONE
11'1" (excluding recess) x 7'9" (3.38m x 2.4m)
Two double glazed windows to the front elevation, textured ceiling, radiator, wooden style laminate flooring and built-in wardrobe.

BEDROOM THREE
8'8" x 7'10" (2.68m x 2.16m)
Double glazed window to the rear elevation, textured ceiling, wooden style laminate flooring, radiator and built-in wardrobe.

BATHROOM
Textured ceiling, access to airing cupboard and hot water cylinder, extractor fan and ceramic tiled floor. The white suite comprises; a panelled bath with a full height ceramic tiled surround, Mira fitted electric power shower and folding shower screen, pedestal wash hand basin with tiled splash back, low level W.C. and radiator.

OUTSIDE
An archway gives vehicular access to the rear of the property via a communal block paved driveway. This gives access to the property's garage which has an up and over door providing secure parking for one
vehicle with ample storage, plus additional allocated parking space.

This in turn also gives access to the property's rear garden area which is designed with low maintenance in mind and is chiefly laid to stone chippings with raised ornamental display wall and fencing.

DIRECTIONS
From our office proceed along Southgate Street under the arch, continue along this road as it bends around to the left onto Exeter Street. Exeter Court can be found on the right and hand side identified by our 'For Sale' board. "