Rockwell Barn End, Yeolmbridge, Launceston, Cornwall, PL15 8TJ

REF: LA00003277

Rockwell Barn End, Yeolmbridge, Launceston, Cornwall

PL15 8TJ

FREEHOLD

In the Ottery Valley on the Cornwall Devon border

Beautifully converted three bedroom semi detached barn Stunning first floor living room and kitchen / breakfast

room Lovely aspect over large garden and well wooded valley Secure, shared access and generous parking / turning Convenient location one mile from the former market

town of Launceston Oil fired central heating (part under floor) double glazed

and solar panels Sound investment

Launceston 1 mile

Plymouth 28 miles Exeter 44 miles

2 Broad Street

Launceston

Cornwall

PL15 8AD

Tel: 01566 777 777

Fax: 01566 775 115 E: launceston@kivells.com

Offices also at:

Exeter 01392 252262

Holsworthy 01409 253888

Bude 01288 359999

Liskeard 01579 345543

Callington 01579 384321 Kivells Limited, registered in England & Wales. Company number: 08519705. Registered office: 2 Barnfield Crescent, Exeter, Devon, EX1 1QT

DESCRIPTION Rockwell Barn End is one of a pair of substantially built stone and slate former barns. Both were converted by a local builder with excellent reputation for standard of workmanship and attention to detail. Rockwell Barn End provides beautifully appointed accommodation with living accommodation at first floor and bedrooms at ground floor. The property has double glazed windows and velux roof win-dows, oil fired central heating including underfloor ground floor heating and solar panels assisting with the heating of domestic hot water. The property is in excellent condition throughout and can be moved into with the minimum of disturbance. ACCOMMODATION Comprising:- ENTRANCE HALL ‘L’ shaped reception hall with stairs rising to first floor incorporating under cupboard with ground floor heat-ing manifold. Rear door to terrace. FIRST FLOOR LOUNGE / DINING ROOM 8.34 x 4.84m Spectacular fir st floor living room with triple width, full height window to the front and similar glazing to rear including French door to granary steps falling to rear terrace and garden.

Exposed roof trusses, two velux roof lights and a feature stone gable end with Stovax log burning stove. The room has oak flooring and balastraded stairs. TV socket and telephone point. KITCHEN / BREAKFAST ROOM 4.81 x 3.64m Oak flooring and exposed timber trusses. Well fitted matching range of wall and floor cupboards with intervening areas of tiled splash back and attractive worktop. Stainless steel sink in base unit with canopy over with down lights and further under lights to wall units. Horizontal pan draws, integrated dishwasher, fitted double over with ceramic hob and extractor hood over. Tall unit with larder / fridge. TV point. HIGH LEVEL LOFT STORAGE SPACE 4.81 x 1.61m (with sloping ceilings)

UTILITY 2.2 x 1.61m Oak floor, plumbing and space for automatic washing machine, stainless sink in base unit and wall and floor cupboards. Extractor and tiled splashback. Window to side WC Window with pretty aspect, oak floor, half tiled walls, wash hand basin and radiator. WALK-IN AIRING CUPBOARD 1.6 x 1.42m Central heating boiler, pre-insulated hot water cylinder and large linen shelves. GROUND FLOOR

SITUATION Rockwell Barn End is 1 mile from the northern fringe of the former market town of Launceston beside the A30 dual carriageway spine road for Cornwall and Devon just inside the Cornish border. Launceston provides a full range of social, commercial and shopping facilities including friendly members 18 hole golf course within 1 mile of the property. Via Launceston, the property enjoys a good balance of travel distance to all parts of the two counties, with the Cathedral town of Truro some 50 miles to the west and Exeter some 43 miles to the east. The latter also provides intercity rail link, M5 motorway link and international airport. In all directions from the property is scenery of Outstanding Natural Beauty. To the north is one of the country's most stunning stretches of National Trust Cliff Scenery with southwest coast path, quaint former fishing villages and popular family surfing beaches. To the west are the open spaces of Bodmin Moor ideal for walking and riding and to the east is Dartmoor National Park. Running southwards the hidden Tamar Valley steeped in 18th century mining history is renowned for salmon fishing and flows to historic Plymouth Sound with yachting activities and Continental ferry port.

BEDROOM ONE 2.26 x 3.10m Window to front. EN-SUITE CHANGING ROOM 3.09 x 1.37m Area with open hanging wardrobes and clothes shelving. EN-SUITE Suite of bath with shower fitment over and side panel, wash hand basin and WC against fully tiled walls. Ladder towel rail, slate floor. Window to rear. FAMILY SHOWER ROOM 2.03 x 1.96m Easy access shower with fully tiled walls, wash hand basin and WC. Ladder towel rail, shavers light and extractor. Slate floor. BEDROOM TWO 4.73 x 3.18m With windows to front and rear, a pleasing guest room.

BEDROOM THREE 3.51 x 2.81m Window to front. OUTSIDE At the front is a generous, hard surfaced parking and turning area with further gravelled parking at the end of the barn. At the rear is a large paved terrace 19.8 x 5.42m providing gracious access to the large rear garden. The rear garden is laid primarily to lawn with one long feature flower beds, planted with ornamental trees and shrubs. The garden is large enough for children to play football or to accommodate generous field and ornamental / orchard tree plantings, measuring approximately 1 acre. GARAGE ONE 5.44 x 3.77m (max) ‘L’ shaped with concrete floor, electric up and over wooden door, fluorescent strip light, electric light and power. Water tap. GARAGE TWO 5.44 x 3.22m Electric up and over wooden door, electric light and power. Concrete floor. BULK OIL TANK RECESS Discreetly situated at rear of property OUTSIDE LIGHTING There are four outside lantern lights on the front wall and three on the rear wall. SERVICES Mains water, mains electricity. Sewage by septic tank. Oil fired central heating, part underfloor. Roof mounted solar panels, heats domestic hot water. Superfast broadband EPC C COUNCIL TAX BAND D DIRECTIONS To reach the property from Launceston take the B3254 Bude road out of the town. Travel up St Stephens Hill, through St Stephens with the Church on the right and follow the road towards Yeolmbridge for 1 mile. Rockwell Barns is found just before the village of Yeolmbridge with an excellently designed entrance serving the property and two neighbouring properties, on the left hand side with hedges set back well to provide good visibility splays. Turning into the entrance drive, follow the lane, bearing around to the right and then past the first property on the left where Rockwell End Barn will be found to be the second on the left hand side.

VIEWINGS

Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com. Kivells for themselves and for the vendors or lessors of this property whose agents they are, give notice that: The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions, photographs - which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs. All dimensions are approx. None of the fittings or appliances have been tested by ourselves. O.S. Maps reproduced under Licence No. 100043231

FLOOR PLAN (Floor plan for identification purposes only, not to scale)

PHOTO PHOTO

PHOTO PHOTO

Rockwell Barn End

tel. 01566 777 777 email launceston@kivells.com