Ref: LCAA6578 £399,950 The Barn, Lower Gurtla, Luxulyan, Nr. Bodmin, Cornwall FREEHOLD

An extremely attractive and generously proportioned detached 3 bedroom character barn conversion in an idyllic and peaceful rural setting, surrounded by beautiful

countryside offering part reverse level accommodation that is extremely well presented with some delightful character features and a large .4 of an acre garden.

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SUMMARY OF ACCOMMODATION Ground Floor: kitchen/dining room, utility room, master bedroom with en-suite shower room, 2 further bedrooms, family bathroom. First Floor: large sitting room with high vaulted ceiling and woodburning stove. Outside: gravelled forecourt with off-road parking for several vehicles, attached granite stone store with rag slate roof ideal for wood or garden implements, picturesque rear gravelled courtyard with ornamental flower beds and pond, beautiful open lawned gardens with well defined boundaries providing good privacy to the rear. In all the grounds extend to approximately .4 of an acre.

DESCRIPTION In an exceptionally attractive and peaceful rural setting, surrounded by open common land /moorland and farmland, through which are numerous footpaths and bridleways accessing local beauty spots such as Hellman Tor and Redmoor Nature Reserve. This is a setting which many will covet due to the tucked away position of The Barn yet it still remains convenient to local amenities and major roads. The Barn is approached from the lane over a gravelled forecourt which provides off road parking for several vehicles. A deeply recessed stable door opens into a large kitchen/dining

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room which has a high vaulted ceiling, windows on both sides and a recessed oil fired Aga at one end in an attractive brick surround and a range of kitchen cabinets down one side. A timber stable door opens on to the back garden and a door enters a large utility room which houses a cooking range and has further storage cupboards with ample room for a washing machine, tumble dryer and a large American sized fridge freezer. At the opposite end of the kitchen/dining room a door opens to an L-shaped side hall with an extensive range of built-in cupboards and three bedrooms. The master bedroom has a newly fitted en-suite shower room and walk-in wardrobe and the other two bedrooms are serviced by a family bathroom. On the first floor is a superb sitting room which has an attractive brick fireplace with built-in Morsø log burning stove. This room has a high vaulted ceiling with impressive exposed timber trusses and windows on either side overlooking the gardens and countryside. Twin, glazed French doors open on to a flight of granite steps that descend into a picturesque courtyard behind the barn which has a ‘Provence’ feel to it with gravelled and paved sitting areas and ornamental flower and shrub surrounds and a pond. Above the courtyard garden is a large open lawned garden with a timber garden store towards the rear with a pergola in front of it. Two enclosed areas of side garden provide a vegetable garden with raised beds and a further area with a timber storage shed also conceals the oil storage tank. The property is well presented and would make an ideal main residence or holiday home due to the beautiful rural surroundings.

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LOCATION This property is set in an extremely attractive, peaceful rural area, surrounded by open farmland, common, moorland and a large nature reserve. Footpaths and bridleways intersect the surrounding countryside to provide outriding and lovely walks, ideal for nature lovers. The nearby villages of Luxulyan and Lanivet provide an array of local services including shops, a post office, local inns, other businesses and primary schools. The property enjoys easy access to the major towns of Bodmin and St Austell, both of which offer a wider array of leisure, commercial and retail facilities, out of town trading estates and supermarkets, a wide choice of secondary and primary schools and both have sport centres and rail connections on the mainline to Paddington with approximate travel time of 4½ hours. The property enjoys easy access out to the A30 (Cornwall’s main arterial road) which is then dual carriageway all the way to Exeter in Devon where it joins the national motorway network or to the south west provides easy access to the north coastal beaches and numerous coastal resorts such as Newquay and St Ives. To the south are picturesque fishing villages at Mevagissey and Gorran together with the deep natural harbour town of Fowey where a wide array of pleasure craft and sailing facilities can be accessed from the deep natural harbour. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Covered entrance with outside courtesy light, partially glazed timber stable door to:-

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KITCHEN / DINING ROOM – 21’ x 12’5”. This is a beautiful introduction to the property with a high vaulted ceiling and huge exposed A-frame timber trusses. At one end is an impressive brick fireplace with a recessed, blue, oil fired Aga with twin ovens and twin hotplates and slate worktops on either side. To the right is a further area of exposed brick walling with two slate shelves for books/display etc. and a built-in shelved cabinet. Along one wall is a range of cream fronted panelled kitchen cupboards comprising base level cupboards and drawers with two further matching wall cupboards and surrounding roll edge granite effect laminated worktop surfaces with complementary tiled wall surrounds. Inset 1½ bowl white ceramic sink unit with mixer tap and under counter space for dishwasher. This room is dual aspect with windows overlooking the lane and countryside to the front and a picturesque ‘provencale style’ courtyard at the back, ceramic tiled flooring throughout, high level ceiling light points, radiator. Partially glazed timber stable door opening on to the rear garden. Doors off to:- UTILITY ROOM – 12’5” x 6’7” max. 5’6” min. Opaque glazed window to provide natural light, a range of cream fronted base level cupboards matching the kitchen units with surrounding black granite effect roll edge laminated worktop surfaces and complementary tiled wall surrounds. Further matching wall cupboard, inset single drainer stainless steel sink unit with chromium mixer tap, built-in Leisure cooking range with a five ring LPG gas hob top, two electric ovens and a grill beneath. Plenty of space for a large upright fridge freezer, ceramic tiled flooring, high vaulted ceiling, space beside the sink unit for a washing machine and tumble dryer above. At the other end of the kitchen/dining room a door opens onto the:- SIDE HALL (L-SHAPED). Two windows overlook the rear courtyard, radiator with thermostatic control, beamed ceiling with spotlight points, boxed electric circuit breaker board, stairs ascending to the first floor. Built-in storage cupboard housing a freestanding Grant oil fired boiler supplying domestic hot water and central heating with plenty of surrounding slatted shelving. Further range of built-in cupboards. Doors off to:-

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BEDROOM 1 – 13’ x 11’. A beautiful room with high vaulted ceiling and huge exposed A-frame timber trusses, dual aspect with small paned windows overlooking the rear courtyard. Radiator with thermostatic control, large walk-in wardrobe housing a wall mounted Ariston water heater for the en-suite shower room and fitted hanging rail with inset ceiling downlighter, electric plug point.

EN-SUITE SHOWER ROOM. White suite comprising a fully tiled shower cubicle with fitted Triton electric shower unit, white ceramic wash hand basin set on a vanity surround with cupboards beneath, wall tiled splashback above, low level wc, wall mounted electric chromium ladder radiator/towel rail, inset ceiling downlighters, extractor fan, vinyl covered floor.

BEDROOM 2 – 10’6” x 8’5”. Small paned window overlooking the front garden, radiator with thermostatic control, beamed ceiling, two wall light points.

BEDROOM 3 – 10’5” x 7’8”. Window overlooking the front garden, beamed ceiling, radiator with thermostatic control, television aerial point. Built-in double wardrobe with hanging rail space and shelf. One wall light point.

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FAMILY BATHROOM. Modern white suite comprising a freestanding roll topped white bath with chromium clawed feet and a chromium Victorian style mixer tap and handheld shower attachment. White ceramic wash hand basin set in a vanity unit with drawers beneath and toiletry shelving on either side, low level wc, beamed ceiling, opaque glazed window, vinyl covered floor, radiator with thermostatic control, extractor fan. From the side hall a staircase with a wooden handrail on one side ascends to the:-

SITTING ROOM – 23’9” including the stairs x 14’. A beautiful and impressive room with a high vaulted ceiling and large exposed timber A-frame trusses. At one end is an attractive natural brick fireplace with a raised hearth on which stands a Morsø woodburning stove. This room is triple aspect with windows overlooking the front gardens, the lane and countryside whilst a further window and glazed French doors open onto a flight of granite steps that descend into the rear courtyard. Television aerial lead, telephone point. Corner cupboard housing the hot water tank with an immersion heater.

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OUTSIDE

The Barn is approached from a quiet country lane with a large gravelled parking area in front for numerous vehicles, there is outside courtesy lighting and to the left an area of lawn with a paved path leading to the:-

OUTSIDE STORE. Built of granite with twin timber doors to the front and a lovely rag slate roof. The store offers excellent potential to by incorporated within the accommodation if required or might make an excellent garage, subject to any necessary consents. At the rear of the barn a concreted pathway leads along the back wall with outside courtesy lighting and steps up to a delightful gravelled ‘provencale style’ enclosed courtyard with stone wall boundaries and ornamental flower/shrub beds. Ornamental fish pond, a paved patio and inset trees providing a gloriously sheltered and private recreational area. From the courtyard wide steps ascend to a large area of lawn with clearly defined fenced and hedged boundaries providing good privacy. Towards the rear is a large timber garden store in front of which is

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a pergola and a sitting area beneath. In one corner is an enclosed vegetable garden with raised beds and below the vegetable garden is a further enclosure where the oil storage tank is concealed and another timber garden shed. The gardens are a delightful feature of the property and in all extend to approximately .4 of an acre.

GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. POST CODE – PL30 5DU.

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SERVICES – Mains electricity, shared water supply via borehole, shared private drainage to septic tank. Telephone/broadband subject to suppliers regulations. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Truro follow the A30 northwards towards Bodmin and come off at the Innis Downs roundabout signposted towards Wadebridge on the A389 and St Austell on the A391. Go down the slip road to the roundabout and turn right, crossing over the A30. At the second roundabout go straight ahead following signs to St Austell and Bugle on the A391, follow this road for half a mile and turn left towards Bodmin, Wadebridge, Newquay and Padstow then take the first turning right after a few hundred yards towards Luxulyan. Follow this road for nearly a mile and just after passing Creusa Dog Kennels on your right take the left turning towards Trevillian, Gunwen, Hellman Tor and Lanlivery. Follow this lane to the T-junction with a red post box on a triangle of green in the middle of it and at this T-junction turn right, follow the lane past Gunwen Chapel and three cottages, continue on around the bend and The Barn will be found on the right 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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