Ref: LCAA7347 Lot 1 Giants Hedge £459,950 Lot 2 Riverside land £55,000 Giants Hedge, School Lane, Lerryn, Cornwall, PL22 0QA FREEHOLD

For sale for the first time in 40 years, a superbly positioned, well presented, detached, 2/3 bedroom residence enjoying glorious, panoramic views over the village and the River

Lerryn valley, an Area of Outstanding Natural Beauty. Situated in mature terraced gardens and having potential for extension, it is available on its own or, with a nearby,

0.7 acres of private recreational land, fronting the River Lerryn (Lot 2).

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SUMMARY OF ACCOMMODATION LOT 1 Sitting room, dining room, kitchen/breakfast room, walk-in pantry, utility room, master bedroom (en-suite), second double bedroom, bedroom 3/study, family bathroom. Outside: large patio and terraced garden with mature planting; external parking for 2-3 vehicles, detached single garage/workshop with potential for conversion/extension (subject to consent). LOT 2 Approximately 0.7 acres, the riverside land is a short walk from the house and can also be accessed by vehicles. It is suitable for a range of leisure and recreational uses. N.B. LOT 2 can be purchased with the house (for a further £55,000), but is not available on its own.

DESCRIPTION Giants Hedge is believed to have been constructed in the 1960’s. It has been owned by the same family since 1978, who extended it in circa 1984 and 1997. The house now comprises a spacious and comfortable detached split-level home, with hardwood double glazed windows.

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The property is well presented with versatile accommodation. Two of the bedrooms are good doubles, which, together with a large, semi open-plan sitting/dining room and separate breakfast room, enjoy stunning views over Lerryn Village and the tidal river valley. The third bedroom/study is currently fitted with two bespoke ‘ships cabin’ style balustraded bunkbeds. Externally the detached garage and workshop sits at the end of the terrace and is easily accessible. Additional external parking is sited at both ends of the house. The house is set in a lovely mature garden, which drops down from the terrace to the village road. It is extensively planted with a mature and large variety of shrubs and other flora, including azaleas, hydrangeas and fruit trees. Pathways lead down from the terrace and through the garden to the road below. N.B. The family currently employs a gardener who maintains the garden for 2 hours per week. He knows it well and is, in principle, willing to continue providing the service for the new owner, at an agreed cost. The property will make a lovely family home, retirement residence or, holiday home, with the village of Lerryn providing the perfect location for all three.

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The garage/workshop offers excellent potential for extension and conversion to either an annexe or holiday letting cottage, subject to consent. This could then have its own designated parking space with parking for the main house being retained at the other (north east) end of the garden, where we understand the vendor has an existing planning permission for a car port LOCATION The majority of the picturesque village of Lerryn lies in a designated Area of Outstanding Natural Beauty. It has a delightful atmosphere that has made it very popular with residents and visitors alike. The river is a tidal tributary of the River Fowey with access to the open sea. It is a fabulous playground for boating activities, fishing, swimming, walking and bird watching. The river valley is frequented by many resident and migrant species of bird including waterfowl. The village is delightfully unspoilt, still mainly comprising traditional houses and cottages, on both sides of the river, surrounded by pristine countryside, beautiful woodland and public footpaths that stretch down both riverbanks towards Golant and Fowey. Centred around the village shop, hall, pub and primary school, Lerryn also has a strong and active local community; a communal minibus; an amateur dramatic society; several activities organised by the Village Hall Association and the River Lerryn Yacht Squadron.

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Short drives along the local lanes provide access to the dramatic Cornwall Coast Path and some wonderful beaches to the east of Fowey, famously frequented by Daphne De Maurier, whose beautiful house, next to the ferry at Boddinnick is still owned by her family.

Across the river from Boddinnick, Fowey, with its good range of shops, is approximately 30 minutes away by car from Lerryn and (depending on your means of propulsion) 45 minutes by boat. Fowey has one of the deepest natural harbours in the world which gave rise to its operational commercial port and enables the occasional passenger cruise liner to visit. The Royal Fowey and Gallant yacht clubs provide regular racing for yachts and dinghies. In August the town also hosts its famous Fowey Regatta which regularly features the Red Arrows aerial display team and a wide variety of entertainments and events, both on and off the water. Closer to and under four miles from Lerryn, Lostwithiel is served by the main London Paddington to Penzance inter city line with regular fast trains and a travel time from London of approximately 4 hours. Lostwithiel also has a supermarket, butchers, antique and specialist craft shops, pubs, restaurants and a doctors surgery. The nearest major towns are Bodmin (approximately 10 miles) and St Austell (approximately 12 miles), Truro, Cornwall’s capital city is approximately 32 miles to the south west. Nearby attractions include an 18-hole golf course at Lostwithiel and the National Trust Lanhydrock House, the Eden Project and The Lost Gardens of Heligan. Cornwall Airport Newquay (approximately 33 miles away) offers daily shuttle flights to several UK and European destinations including Gatwick and London.

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THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Part double glazed panelled wooden stable door with brass style furniture, covered entrance with outside courtesy light to:- BREAKFAST ROOM – 17’7” x 6’2”. Hardwood framed double glazed windows on three sides providing lovely, far reaching views out over the river and surrounding countryside. Wall mounted electric panel heater, two double glazed skylight windows, telephone point, radiator with thermostatic control, four wall light points. Carpeted floor. The breakfast room is open-plan to the:- KITCHEN – 11’ x 9’2”. Fitted with an oak style range of floor and wall cabinets and laminated worktops with tiled splashbacks. Inset double bowl stainless steel sink unit with chrome mixer tap, four ring electric ceramic hob, oil fired Rayburn for cooking (two ovens and a hot plate), central heating and hot water. Telephone point, part carpeted and part ceramic tiled floor. Doors to walk-in larder and utility room. WALK-IN LARDER. Vinyl style floor, built-in shelving, space for fridge and freezer, opaque double glazed window. UTILITY ROOM. Monopitched ceiling with double glazed skylight window, part vinyl, part ceramic tiled flooring, built-in shelf with undercounter space for appliances, dishwasher and washing machine, radiator with thermostatic control. SITTING ROOM – 18’4” x 13’5” average. A lovely dual aspect room with double glazed hardwood framed windows and doors providing stunning, far reaching views over the village, river and valley. French doors and stable door opening to large raised stone terraces. Coved and beamed ceiling, four wall light points, stone chimney breast with fitted wood burning stove, stone hearth and log storage areas to the side, mantel and bookshelves above. Two radiators, television and telephone points. Carpeted floor. Wide archway to:-

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DINING ROOM – 11’5” x 11’5”. Windows to the breakfast room with views of the garden. Coved ceiling, three wall light points. Attractive stone chimney breast with display fireplace. Carpeted floor. BEDROOM 3 / STUDY – 11’6” x 4’2”. Fitted out in a ‘ships cabin’ style with two bespoke designed, balustraded bunkbeds, cupboards and dressing table. Opaque double glazed window, radiator. Inner hallway off kitchen, with doors to:- BATHROOM. White suite comprising a panel enclosed bath with tiled surrounds. Vanity unit with wash hand basin, mirror, light and electric shaver point above, close coupled wc and bidet, walk-in shower with chromium fitments, radiator and towel rail. Double glazed window, vinyl covered floor. BEDROOM 2 – 13’2 x 11’9”. Double glazed window to the terrace and lovely views out across the valley, village and river. Part cove ceiling, carpeted floor. Radiator. MASTER BEDROOM SUITE – 15’3” x 8’9”. Includes:-

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HALL / DRESSING AREA. Two large built-in double wardrobes with further cupboards above, space for chest drawers or table. Opaque glazed wall lights, radiator, steps up to the bedroom.

MASTER BEDROOM. Bow double glazed hardwood window with built-in window seat beneath, affording stunning elevated views over the river and valley. Radiator, built-in shelving, high vaulted ceiling with loft hatch access, two wall light points. Television and telephone points.

EN-SUITE BATHROOM. Panel enclosed bath with tiled wall surrounds and chromium mixer tap with shower attachment. Close coupled wc, pedestal wash hand basin, part tiled walls, radiator, double glazed window, extractor vent. Built-in airing cupboard with hot water cylinder with immersion and slatted shelving.

OUTSIDE

The south west end of the property comprises a gravelled hardstanding area with room for one vehicle adjacent to the single garage. Parking for a further 1-2 cars is available at the

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north east end of the house where there is also a greenhouse. Pedestrian access is available at both ends and for visitors there is a wooden pedestrian gate entering onto the main terrace. SINGLE GARAGE – 15’ x 10’8”. Metal up and over door, windows providing views over the river and valley, eaves storage space, electric light point, internal steps to the rear into the:- WORKSHOP – 9’ x 13’9” max. Pitched roof, eaves storage areas, windows with views over terrace and valley. Electric light and power points, workbenches, part glazed stable door to the main terrace (an oil storage tank is situated adjacent to the workshop). STORAGE / DRYING ROOM. Accessed from the terrace and containing storage/drying area. Electric consumer circuit breaker board and meter and photovoltaic panel controls.

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LOT 2

Lot 2 is a delightful riverside parcel of accommodation land of about 0.7 acres. It is directly accessible on foot and by vehicle, via a quiet lane that connects to the public highway below the garden to the main house (see plan attached). The land comprises a mixture of grassed, woodland and wetland areas leading down to the River Lerryn. It has approximately 270ft. of frontage to the river which leads to a private

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peninsula just upstream, visible from Lerryn bridge. Kingfishers are sometimes seen here catching fish and insects along the frontage. The land lies in the Lerryn Conservation Area and is suitable for a range of private leisure activities including fishing, boating, wildlife spotting, gardening, relaxing and occasional camping. The entrance is gated and there is a wooden shed for storage. Lot 2 can be purchased with the house, but is not available on its own, for £55,000. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com. POST CODE – PL22 0QA. SERVICES – Mains water, mains electric, mains drainage. Oil fired central heating, there are photovoltaic panels which currently are registered on a feed-in tariff and we understand from our clients, provide a circa £500 per annum income. It may be possible to continue this arrangement. Our client informs us that the panels were installed in 2011. Telephone/broadband subject to suppliers’ regulations. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – When approaching the village of Lerryn, from Lostwithiel, descend down into the village, go across the bridge and around the 90º right hand corner. Proceed along the main street to the village car park and shop on your right. Opposite the shop/car park turn left up the hill (School Lane), passing Lerryn Cottage on your right. Proceed up the hill and Giants Hedge is the third property on the left hand side. AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy. OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

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Not to scale – for identification purposes only.

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For reference only, not to form any part of a sales contract.

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