Ref: 9192 GUIDE PRICE: £415,000

HIGHER ST. LUKES BOLVENTOR, LAUNCESTON PL15 7TP

A rare opportunity to acquire an individual, traditional Cornish moorland cottage set in a superb moorland setting with far reaching open views across Bodmin Moor towards Colliford Lake Reservoir.

The property is set back from the minor Council road leading to the infamous Jamaica Inn, with easy vehicular

access over a stone track lane and a gated entrance to a concrete yard and parking area.

3 bedroom farmhouse cottage requiring modernisation and improvement Large timber general purpose building & 3 bay steel frame open fronted barn

Single storey range of concrete block former livestock buildings & dilapidated stone barn Pasture land and Christmas trees, extending in all to about 7.6 acres.

BOLVENTOR 1 ½ MILES * ALTARNUN 6 MILES * LISKEARD 9 MILES * BLISLAND 9 ½ MILES * BODMIN 11 ½ MILES

LAUNCESTON 13 ½ MILES * CAMELFORD 15 MILES * CALLINGTON 17 MILES

SITUATION The property is situated near the hamlet of Bolventor on Bodmin Moor, home to the highway public house Jamaica Inn, made famous by Daphne du Maurier’s novel of the same name, which now has a local store and farm shop, and is approached over a minor Council maintained road leading to St. Neot. The property is situated almost in the centre of Bodmin Moor which is an Area of Outstanding Natural Beauty and is renowned for its stunning open and rugged landscape providing superb walks and riding out. Bodmin Moor has the highest peaks in Cornwall including Brown Willy and Rough Tor popular with walkers. There is a strong ancient history associated with the moor and historically it has been used for livestock farming. The original settlement of Saint Lukes was first recorded in 1888 however Bodmin Moor has been inhabited and farmed since the Neolithic period with remnants of their megalithic monuments, followed by the Bronze Age culture with further cairns, stone circles and stone rows. The land on the opposite side the minor Council road is contained within an Area of Special Scientific Interest, formerly having been used during the early medieval era for the mining of tin. There are good facilities at Colliford and Sibley Back Lakes, with further amenities, services and schools available at the towns of St. Neot, Liskeard, Launceston and Bodmin. The former market town of Liskeard has a large range of shops, restaurants, doctor’s and veterinary surgeries etc with mainline railway stations here and at Bodmin on the Penzance to London Paddington line. The main A30 is nearby providing easy access to the east and west of the County. THE PROPERTY The cottage is constructed of traditional stone with part slate hung wall and more modern concrete block extensions to the rear under a slate roof. There are double glazed windows and doors, with central heating however the accommodation requires modernisation and improvement. To the front of the cottage there is a well-stocked garden with a mixture of shrubs, plants and small trees. To the rear is an open yard providing ample parking and easy vehicle access to the range of outbuildings.

The land is around the farmstead and comprised within three enclosures, mostly down to pasture with some wetter low lying areas together with a crop of Christmas trees. The sale of Higher St. Lukes offers a superb opportunity to acquire a rural and privately situated, traditional farmstead with a cottage for modernisation and a useful range of outbuildings, all set in a tranquil moorland setting with stunning un-spoilt views where time stands still.

The accommodation briefly comprises: From the rear yard there is a side entrance door leading into a Small Porch: with quarry tiled floor and a stable door to Entrance Hall: with part pine panelled walls and tiled floor, built-in store cupboard and radiator. Utility Room: 7’3’’ x 5’9’’. Bathroom: 6’8’’ x 5’9’’, purple suite comprising panelled bath, pedestal hand basin and low level wc. Kitchen and Breakfast Room: 15’6’’ x 10’, a dual aspect room with superb views towards Menzies Down and Colliford Lake, fitted units providing ample work surfaces, built-in electric oven and four ring hob, space for fridge, part tiled walls. Dining Room / Lounge: 18’3’’ x 13’, exposed beamed ceiling, wood burner stove set within substantial granite fireplace with back boiler for heating hot water and radiators, part pine panelled walls, two windows to the front overlooking the garden, staircase to first floor. Front Entrance Porch: 7’3’’ x 4’6’’. Sitting Room: 14’9’’ x 14’, dual aspect room with windows overlooking the yard and garden, feature stone fireplace with open hearth grate, radiator. First Floor: Landing. Bedroom 1: 10’3’’ x 10’2’’, view over the front garden, airing cupboard housing hot water tank, built-in wardrobes, radiator. Bedroom 2: 10’ x 8’6’’, “L” shape room with radiator, views to over the front garden. Bedroom 3: 14’8’’ x 14’, a dual aspect room with radiator.

GARDENS & OUTBUILDINGS To the front of the cottage is an enclosed garden with variety of small trees, shrubs and bushes, bounded by a Cornish stone and earth hedge. The property is approached over a stone track lane which opens up into the yard with an open fronted 3 Bay Barn (45’ x 30’) of steel frame construction with hard surfaced floor, metal profile sheeted roof and sides with block walls to about 4’6’’ high on three sides. Block wall partition to part built office area with electrics. Range of concrete block built Single Storey Buildings in various states of repair (27’ x 14’, 14’ x 12’ and 12’6’’ x 9’) and a dilapidated traditional Stone Building (14’9’’ x 13’) with collapsed corrugated metal sheeted roof. Lean-to Building.

Concrete yard and large hard standing area with former silage pit, large timber frame General Purpose Livestock Shed (67’10’’ x 45’). The land extends to about 7 ½ acres with the majority down to pasture suitable for livestock grazing with some lower lying wet land and a 1 acre enclosure of Christmas trees. From the elevated parts of the land there are magnificent moorland views over Colliford Lake. The whole property extends to 7.6 acres or thereabouts.

SERVICES: Mains water and electricity. Private septic tank drainage system.

None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Interested applicants are advised to make their own enquiries and investigations prior to making an offer.

COUNCIL TAX: Band C: £1,550.08, payable 2017-2018.

LOCAL AUTHORITIES:

Cornwall Council, County Hall, Truro, Tel: 0300 1234 100.

Western Power Distribution, Tel: 0845 6012989.

South West Water, Exeter, Tel: 0844 346 1010.

WAYLEAVES, EASEMENTS & RIGHTS OF WAY: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist.

PARTICULARS & PLAN: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed, and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars.

The attached plan is not to scale and is for the purpose of identification only. Although believed to be correct the accuracy of the plan is in no way guaranteed nor does it form part of the Contract.

VIEWING: Strictly and only by prior telephone appointment with the Sole Agents Lodge & Thomas, 58 Lemon Street, Truro, TR1 2PY. Tel: 01872 272722.

DIRECTIONS: From the A30, turn off at Bolventor signposted “Bolventor, St. Cleer, St. Neot, Siblyback Lake” and “Jamaica Inn Museum” and follow the road to the village of Bolventor. Take the second left turn signposted to Dozmary Pool and St. Neot. Proceed for just over ½ a mile and Higher St. Lukes can be found on the right hand side.