Ref: LCAA ,000. East Colliford Farm, Colliford Lake, St Neot, Liskeard, Cornwall

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1 415,000 East Colliford Farm, Colliford Lake, St Neot, Liskeard, Cornwall FREEHOLD A recently greatly extended and much improved detached 4 bedroomed farmhouse and two storey granite outbuilding for restoration in about ⅔ of an acre of gardens, at the end of a long shared driveway. A wonderful home with further potential just yards from the paths around Colliford Lake, surrounded by blissful rural countryside yet only a couple of miles from the convenience of the A30 expressway.

2 2 SUMMARY OF ACCOMMODATION Ground Floor: living room with granite fireplace and woodburning stove, sitting room with granite fireplace, wonderful modern kitchen/dining room, large vaulted ceilinged sun room, study, utility, wc/store room, side entrance hall. First Floor: landing, master bedroom with balcony and en-suite shower room, 3 further good sized bedrooms, modern bath/shower room. Staircase to a loft room with additional loft storage off. Outside: approached over a long driveway, generous parking, two storey granite building requiring complete renovation, lawned gardens, terraces, specimen filled beds, vegetable plots and greenhouse. In all, about ⅔ of an acre. DESCRIPTION East Colliford Farm House is believed to date from 1629 and has historic features both to the outside and internally. It was greatly improved and extended by our clients in 2011 and further in 2013 with the addition of a fabulous family kitchen/dining room and a large sun lounge overlooking the gardens. The house is very well presented throughout and offers generous proportions, three further reception rooms, a large master bedroom with balcony and en-suite shower room, three further bedrooms and a lovely bath/shower room and there is a further attic room off a staircase on the second floor.

3 3 At the rear of the grounds is a two storey granite building that has no roof and requires complete renovation. Services have already been laid to this part of the garden as the driveway leads up to a further parking area beside the outbuilding and a static home was previously located here. This building has a huge amount of potential and could become additional accommodation, subject to all necessary consents. Surrounding the house are about ⅔ of an acre of gardens with lawns, terraces, deep planted beds and this is all approached over a long driveway which initially passes a residential barn conversion before becoming private and leading around the side of the house. The property abuts woodland to one side with this and the fact that the house is in a southerly facing valley giving shelter in this beautiful and rugged area. LOCATION East Colliford Farm is found to the south of Colliford Lake, a reservoir covering more than 3.6 square kilometres that is the second largest lake in Cornwall. There are paths leading around the lake and a 50 acre leisure facility includes angling, adventure and nature trails, play areas and picnicking sites. Considering the tranquillity and beauty of the moorland landscape to the north and

4 4 deep folding tree lined valleys to the south, it is amazing that the house is only about 5 minutes drive from the A30 expressway. The nearby village of St Neot provides a local shop and school whilst Bodmin, Lostwithiel and Liskeard provide a wide range of high street shops together with out of town trading estates and supermarkets. The area enjoys easy access to the A30 by following the lanes past Colliford Lake Reservoir. The A30 remains dual carriageway all the way to Exeter where it links with the motorway network. In the nearby Glynn Valley, through which the upper reaches of the River Fowey flow, is the main road to Plymouth and a mainline railway station (Bodmin Parkway) which offers a direct line to London Paddington (approximate travel time 4½ hours). The surrounding countryside is some of the most beautiful that Cornwall has to offer comprising deep wooded river valleys providing numerous walks and bridleways for the equestrian user. To the north lie the rugged and inspiring Tors of Bodmin Moor with large expanses of forestry, lakes, rivers and many ancient historical monuments and features which are easily accessible over commons ground and numerous paths. This area enjoys virtually equidistant access to both Cornwall s north and south coasts. The south coast provides beautiful sandy beaches with safe bathing, picturesque fishing villages and the deep natural harbour at Fowey which has moorings and sailing facilities. On the north coast are some spectacular surfing beaches and popular holiday resorts such as Newquay, Padstow and Rock together with traditional coastal villages such as Port Isaac. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) The house is generally entered via the side hall but to the front a studded arch topped front door opening under an ornate carved granite canopy to:-

5 5 LIVING ROOM 19 x In the old part of the house with an exposed granite wall including an enormous granite fireplace, huge granite lintel over, stone interior and clome oven. Woodburning stove set into the fireplace on a slate hearth, deep recess to one side of the fireplace with a shelf. White painted beamed ceiling, window seat below a double glazed window to the front. Ledge and braced doors to the study and:- SITTING ROOM x 9 9 reducing to 8 7. Window seat below a double glazed window to the front. White painted beamed ceiling, impressive full height granite fireplace with a slate hearth (currently used for display). STUDY 17 2 x 7. Effectively acting as a walkway across one end of its length with a broad opening leading straight into the kitchen/dining room. Extending greatly to one side creating a perfect study or music room with a double glazed window to the side with deep sill, white painted beamed ceiling, deep shelved recess and a travertine tiled floor. Opening and step down to the kitchen/dining room and ledge and braced door to:- UTILITY. Continuation of the travertine flooring, oak fronted base and wall mounted units under stone and tiled worktops with a large white ceramic wash basin with matching ceramic draining area and chrome taps. Double glazed window borrowing light from the side hall with deep tiled sill below, space for a washing machine and further appliances. Ledge and braced door to:- WC / STORE. White wc, white pedestal wash basin with chrome taps and tiled splashback. Modern pressurised hot water cylinder, digital heating and hot water controller, further cupboards and shelving, tiled floor, space for a tumbler dryer, extractor fan. KITCHEN / DINING ROOM 20 5 x Triple aspect with double glazed windows to both sides and large double glazed window and double glazed pair of doors opening to the sun room. Oak staircase rising to the first floor with cupboards below. Travertine tiled floor throughout, space for a large dining table and further furniture. Modern oak fronted kitchen under granite worktops including a matching island with breakfast bar on two sides. Cut draining area leading to a Rangemaster white ceramic Belfast sink with chrome period style mixer tap over and matching granite upstands behind. Stainless steel range cooker with stainless steel splashback and matching extractor hood over, space for an America style fridge freezer and dishwasher. Double glazed door to the side hall and double glazed doors to:-

6 6 SUN ROOM 15 9 x high vaulted ceiling with two roof windows and a vast amount of glazing on three walls including a vaulted wall of glass overlooking the garden. Double glazed French doors opening to a slate sun terrace overlooking the garden and woodland. Travertine tiled floor, one stone and granite wall.

7 7 SIDE HALL 9 2 x 5 6. Travertine tiled floor, double glazed door opening to the side with double glazed windows to either side. Internal double glazed window over a granite sill lending light to the utility, double doors to a large cloaks cupboard. FIRST FLOOR LANDING. A long landing broadening where it gives access to bedrooms 2, 3, 4 and the bathroom. Staircase rising to the loft room, double glazed window to the side. Door to:- MASTER BEDROOM 15 2 extending to 18 6 x 17 4 reducing to A large principal bedroom with two double glazed windows enjoying a view over the gardens to the rear and with a pair of double glazed French doors opening onto a Juliet balcony allowing an outlook over the adjacent woodland. Storage area beneath the staircase rising to the first floor. Door to:- EN-SUITE SHOWER ROOM. Large curving glazed screened tiled shower enclosure with a ceiling mounted rain head mixer shower and additional hand shower. White wc, white wash basin with chrome taps and tiled splashback. Double glazed window to the side, extractor fan, contemporary chrome heated towel rail. BEDROOM x Two double glazed windows to the front with deep sill, two recesses ideal for furniture. BEDROOM x Double glazed window to the front with a deep sill, door to a recessed wardrobe with cupboard over. BEDROOM x 7. Double glazed window to the side with deep sill, recessed area with deep shelf, recessed open fronted wardrobe with cupboards over.

8 8 BATH / SHOWER ROOM 9 1 x 7 1. A contemporary take on period style including a claw footed roll edged slipper bath with chrome period style mixer tap and hand shower. Period style wc and matching pedestal wash basin with chrome taps. Curving glazed screened shower enclosure with chrome mixer shower. Tiled floor and walls where necessary, electric shaver point, double glazed window to the rear. SECOND FLOOR LOFT ROOM 20 4 x Finished as if it were a useable room in the house with boarded and painted walls and carpeted floor. Double glazed window to the end, 6 high canopied ceiling. This room has many potential uses but does not have Building Regulations Approval to be used as a bedroom. Door to:- LOFT SPACE. The remainder of the roof space is able to be walked straight into with boarded and part carpeted flooring giving easily accessible, very generous storage. OUTSIDE From the quiet roadside surrounded by trees the house enjoys a right of way over a splayed tarmaced drive which passes deep grass verges and then opens between grass topped stone walls to a continuation of the drive which then runs past a residential barn conversation and its garage before leading around the side of the house. To the side of the house is a parking area below steps rising to the side entrance and then the drive continues around the edge of the boundary in an unmade fashion to the ruined outbuilding and generally gives straight forward vehicular access throughout the grounds.

9 9 The south west boundary is of grass topped stone wall edging woodland on the other side owned by South West Water (the owners of the lake). A pathway rises from the front drive with granite step, through areas of lawn and past deep mature beds to a stone walled front garden which is arranged as a pond and specimen shrub and grass garden with no lawned area but places to sit and enjoy the rhododendrons and camellias. Steps rise up from here to the large side garden where there are growing beds for vegetables, a greenhouse and lawns all broken up by trees and specimen shrubs. To the rear of the house is a large area of lawn edged with beds and overlooking trees and the valley below the dam. This sweeps up and around to the side of the house where there is another generous area of lawn and is the ideal place for putting children s play equipment close to but not immediately visible from the house. At the far end of the grounds is a fabulous dilapidated two storey building. Immediately beside the house is a raised area of garden with lawn, trees and shrubs and a vegetable garden with greenhouse. GRANITE TWO STOREY BUILDING FOR RESTORATION 20 3 x 12 6 internally. This building evidently stood over two storeys and has various window and door openings but no roof and much of the granite from the upper parts of the building appears to have fallen into and around it which should make it easier to restore if desired.

10 10 Not to scale for identification purposes only. THE FARM HOUSE

11 11 For reference only, not to form any part of a sales contract. The plan provided is subject to amendment during the purchase process as the south east boundary is yet to be formalised. The area edged blue indicates a right of way giving access to East Colliford Farm.

12 12 GENERAL INFORMATION VIEWING Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) POST CODE PL14 6PX. SERVICES Mains water and electricity. Oil fired boiler, private drainage system. For Council Tax see DIRECTIONS From Bodmin on the A30 head east through the road improvements and very shortly after they finish take the first right hand turning signed to Colliford Lake. Follow this road out into the immediate countryside, along beside the lake and please be careful of grazing animals. After about 2 miles take the first left hand turning you will have reached and this leads around the bottom of the reservoir, down into a dip and as the road begins to rise up the other side the entrance to East Colliford Farm is found on the left. 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 am to 1.00pm. NB. A number of staff are available for viewing appointments all day Saturday and all day Sunday.

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