Ref: LCAA6467 £495,000 Primrose Farm, Skinners Bottom, Nr. Blackwater, Cornwall FREEHOLD

A wonderful opportunity to breathe life back into an attractive detached 3 bedroomed home set within enchanting well stocked south facing gardens, in a delightful rural

location within close proximity of Truro. Offered for sale along with 3 paddocks with 1 enjoying road frontage with vehicular access. This is a very rare opportunity that is

likely to create a great deal of interest. In all approximately 3½ acres.

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SUMMARY OF ACCOMMODATION Ground Floor: entrance vestibule, snug, sitting room, dining room, kitchen/breakfast room, conservatory, shower room. First Floor: 3 bedrooms, family bathroom. Outside: extensive mature well stocked gardens including lawns interspersed with a variety of flowering trees, plants and shrubs. Area of coppice, 3 level paddocks (1 benefitting from lane frontage with vehicular access). Attached garage, Nissen hut (26’ x 17’6”), summerhouse, greenhouse and 1 garden shed. In all, approximately 3½ acres. DESCRIPTION

A detached family home with good sized 3 bedroomed accommodation in need of modernisation but offering huge scope for improvement.

Set back from an ‘in and out’ driveway with parking for numerous vehicles.

Sunny private and south facing rear gardens. A real suntrap and plantsman’s delight with broad paved terrace, pond and lawns bounded by comprehensively stocked borders further complemented by mature trees and hedges.

Situated along a sleepy rural lane within close proximity of Truro.

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Being sold with the additional benefit of three level paddocks, one of which enjoys broad frontage to the lane with vehicular access via a five bar timber gate. The second paddock is access via the first with a third currently used as a small orchard within a meadow accessed via paddock two.

The paddocks have obvious scope for potential development subject to any necessary consents first being obtained.

A very rare and exciting opportunity that is likely to create a great deal of interest.

LOCATION Primrose Farm enjoys an exceedingly accessible yet immensely secluded setting approximately 6½ miles from Truro on the outskirts of Blackwater, between Truro and the north Cornish coast of St Agnes, which lies approximately 3½ miles away. The house occupies an extremely pretty and incredibly secluded setting yet with ready access via the nearby A30 to many of Cornwall’s main towns, and both the north and south coasts, superb sandy beaches (including the popular and beautiful beach at Porthtowan) and excellent walking along the South West Coast Path. The cathedral city of Truro lies approximately 10 minutes’ drive away and provides first class shopping, commercial, leisure and schooling (state and private) facilities, in addition to a mainline railway station on the Paddington to Penzance line (London about 4½ hours).

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) From the gravelled driveway a pathway leads to a covered porch and ultimately a timber and part glazed door giving access to:- SNUG – 16’ x 12’. Wall mounted radiator, broad timber window to the front with deep timber sill, brick fireplace with tiled hearth and timber shelf over, exposed timbers and beams, ceiling light point, two steps up and a timber door to:- INNER HALL. Exposed stone flooring, storage cupboard with hanging rail and shelving, exposed beams, ceiling light point and doors into sitting room and dining room.

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SITTING ROOM – 14’6 x 12’. Wall mounted radiator, stone inglenook fireplace with timber lintel over and inset woodburner, recessed storage locker with shelving over, further built-in timber storage with shelving and display cabinets over, exposed beams, timber French doors with matching side panels opening onto the rear sun terrace, two wall light points, ceiling light point door into:- CONSERVATORY – 17’6” x 11’6” maximum measurements. Apex polycarbonate roof, tiled flooring, timber panelled and glazed door to the rear, timber window with deep set sill to the rear, further timber window to the side, high level timber display shelving, four wall light points, door to:- SHOWER ROOM. Obscure glazed timber window to the side, low flush wc, pedestal wash hand basin with hot and cold taps over, fully tiled shower cubicle with wall mounted shower controls, wall mounted shaver point, wall mounted electric towel heater. GARAGE / GAMES ROOM / STUDY – 16’6” x 13’6”. Obscure glazed window to the front, up and over garage door, two ceiling light points. DINING ROOM – 15’6” x 12’. Wall mounted radiator, timber bay window overlooking the front with deep set window seat, further timber window with deep timber sill overlooking the rear, cut slate fireplace with tiled hearth and timber mantel over with two floor to ceiling storage cupboards to either side, exposed beams, ceiling light point, two wall light points, stairs to the first floor, door into:- KITCHEN / BREAKFAST ROOM – 15’6” x 11’. Tiled flooring, wall mounted radiator, stable door to the rear, range of pine fronted wall and base units with roll edged work surfaces over incorporating inset stainless steel sink and drainer unit with hot and cold mixer tap over, inset four ring Neff halogen hob with stainless steel Neff extractor over, tiled splashbacks, space and plumbing for dishwasher, built-in Neff fridge/freezer, space and plumbing for washing machine, inset stainless steel Neff double

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oven, timber window to the front, two further timber windows to the side and rear respectively, four recently installed halogen light fittings, exposed beams.

FIRST FLOOR LANDING. Feature timber window to the front with deep timber sill, exposed beams, loft access, ceiling light point and wall light point and doors to:- BEDROOM 1 – 15’8” x 12’8”. Wall mounted radiator, exposed timbers, two timber windows overlooking the rear garden with timber window seats, built-in wardrobes with hanging rail and shelving over, sink with hot and cold tops over and storage under, wall light point. BEDROOM 2 – 17’2” x 10’2” maximum measurements. Wall mounted radiator, broad timber window to the front, exposed beams, two wall points, built-in wardrobe with hanging rail and shelving over, further built-in bedroom furniture including bedside tables, wardrobes and high level lockers. BEDROOM 3 – 12’10” x 9’6”. Wall mounted radiator, timber window with deep timber sill to the front, further timber window with timber sill to the rear, sink with tiled splashbacks, hot and cold taps over and storage under, exposed beams, two wall light points, built-in wardrobe with hanging rail and storage drawers under. FAMILY BATHROOM. Panelled bath with glazed shower screen and wall mounted shower controls, exposed beams, timber window with tiled sill overlooking the rear garden, ceramic sink inset into a mosaic tiled worktop with mosaic tiled splashbacks and storage under, wall mounted shaver point, further shelved storage locker, two wall light points.

OUTSIDE To the southern side of the property are extensive mature well stocked and really quite delightful gardens which are very private indeed and include lawns and a variety of well stocked beds and borders which are home to a plethora of flowering trees, plants and shrubs. In addition, there is an area of coppice and three paddocks one of which benefits from

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broad lane frontage with vehicular access via a five bar timber gate (approximately 1 acre), with the other accessed from the rear of the first paddock (½ an acre) and the third accessed via paddock two currently used as a small orchard within a meadow.

There are several outbuildings including an attached garage, Nissen hut (26’ x 17’6” – with internal store measuring 10’ x 6’), summerhouse, greenhouse and one garden shed. All in all, Primrose Farm occupies a truly delightful rural yet readily accessible location the likes of which is often sought but rarely found. In all, approximately 3½ acres.

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 – TR16 5EA. SERVICES – Mains water, electricity. Private drainage, propane gas servicing the central heating and domestic hot water. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – At Chiverton Cross roundabout on the A30, take the St Agnes exit and then the Blackwater exit on the mini roundabout. Continue into Blackwater, passing the Post Office on the right and the car showroom on the left. Immediately after the car showroom,

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turn right by the Red Lion pub. Go past the school and bungalows and at the next crossroads turn left (All-Terrain Vehicle Centre sign). Follow this lane, passing the old Wheal Concord mine workings on the right and continue until just before the next crossroads. Primrose Farm is on the left, with white gate pillars. 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. N.B. 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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