Ref: LCAA6673 £459,950 The Old Smithy, Rose Hill, Ladock, Nr. Truro, Cornwall FREEHOLD

A gorgeous detached Grade II Listed converted smithy located off a quiet side lane in the leafy outskirts of the village of Ladock. Oozing character and charm with

comfortable well presented 3 bedroomed accommodation plus superb stone faced outbuilding and beautiful well tended south facing gardens to rear.

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DESCRIPTION The Old Smithy is an utterly gorgeous looking exposed stone property which as the name suggests was converted from a former smithy some 20 years ago by the current owners. The conversion in accordance with the Grade II Listing was of great quality and displays the immense care and attention that has been employed to create a fantastic comfortable family home which although not huge contains fantastic key rooms. These include a marvellous triple aspect dining/kitchen with dual fuel Rangemaster range and space for an eight seater dining table under an open vaulted ceiling giving a great feeling of space. Equally, the sitting room with three quarter length small pane sash windows and a lovely woodburning stove set on a polished granite hearth with recessed display alcoves is of a quality and charm which needs to be seen to be fully appreciated.

SUMMARY OF ACCOMMODATION Ground Floor: triple aspect kitchen/dining room 23’ x 10’6”, sitting/formal dining room, utility room/wc. First Floor: 3 double bedrooms, family shower room. Outside: detached outbuilding comprising workshop/garage, triple aspect garden room. Broad slate paved sun terrace with formal gently sloping lawned garden with mature tree and shrub borders, stream and flowerbeds. Timber garden store with wood store.

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In addition to the main accommodation is a detached, purpose built, stone faced block cavity outbuilding which reflects the character of the main house and currently is configured to give a large workshop/garage and to the rear a triple aspect office, however with all services connected it would be certainly a strong possibility that, if required, a buyer could create a wonderful detached self-contained annexe, subject of course to gaining necessary consents. Approached off a quite lane there is parking for 2/3 cars and to the rear of the house is a broad full width sun terrace with steps descending to a generous well tended and profusely stocked garden featuring areas of gently sloping lawn, well stocked flowerbeds and borders bounded by mature shrub and tree hedging eventually running down to reed screen fencing and a babbling brook beyond. A property of immense charm and character with gorgeous gardens and an outbuilding offering great potential, viewing wholeheartedly recommended by the vendor’s sole agent. LOCATION Ladock is a peaceful rural village set within an attractive valley of open farmland and woodland with the Tresillian River running along its base. The Old Smithy is located off a quiet side lane on the western side of the valley but only a short walk from the centre. Ladock provides an excellent local inn and a shop/post office serving Mary’s Pasties! With the major retail, leisure and commercial facilities of Cornwall’s capital city Truro being just some 8 miles away. A mainline railway station provides a direct link to London Paddington

(approximate travel time 4½ hours). Below Truro there is access to the river systems of Tresillian, Truro River and the Fal providing some of the country’s best sailing facilities and amenities with active yacht clubs at Falmouth, Mylor and St Mawes. Ladock is an extremely convenient and central location with easy access to the Roseland Peninsula, Truro with its rivers and creeks running down to Falmouth and northwards to the A30 which then remains largely dual carriageway all the way to Exeter where it joins with the M5 to Bristol and the A303 to London. Newquay Airport lies to the northwest providing daily shuttle flights to Gatwick and there are local golf courses with three in the St Austell area and two in the Truro area. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) From the parking area double gates open into rear terrace. Granite threshold ascends to small pane double doors with cat flap opening into:-

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KITCHEN / DINING ROOM – 23’ x 10’6”. Under an open vaulted ceiling, separated into two distinct areas. Fitted on three sides with a comprehensive range of base and eye level

cupboards with melamine work surface over, integrated Leisure 1½ sink and drainer unit with mixer tap over, tiled splashbacks, Leisure Rangemaster 110 dual fuel range with Leisure extractor hood over, space and plumbing for dishwasher, space for fridge, space for freezer, inset halogen downlights, small pane windows to front and side, wood laminate flooring.

DINING AREA. Space for eight seater dining table, radiator. Door into:-

SITTING / DINING ROOM – 23’5” max x 18’10’ reducing to 12’. A beautiful dual aspect room with two small pane sash windows with window seat overlooking formal rear gardens and small pane windows to front with feature fireplace and wrought iron Stovax woodburning stove set on a black polished granite hearth. Display alcoves with shelving and low level cupboards, two radiators, further living space for formal dining area with further display alcoves with shelving and low level cupboards. Beamed ceiling, high level cupboard housing electricity meter and fuse boxes, stripwood flooring, door to front, turning staircase to first floor, understairs cupboard. Door into:-

UTILITY ROOM / WC. Fitted with white sanitaryware including low flush wc and pedestal wash hand basin with mosaic tiled splashback, fitted on one side with a work surface with mosaic tiled splashback with space and plumbing underneath for washing machine, space for condensing dryer, immersion hot water tank and Eurostar oil fired gas boiler. Higher

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level storage cupboards, small pane window to front, vinyl flooring, directional halogen downlighters, extractor fan.

FIRST FLOOR

LANDING. Smoke detector. Doors into:- MASTER BEDROOM – 15’ x 10’3”. Two small pane sash windows with deep window sill overlooking formal rear gardens. Ceiling rose, radiator, TV aerial point.

BEDROOM 2 – 10’4” x 10’3”. Small pane sash window overlooking formal rear gardens with deep window sill, radiator, clothes rail. BEDROOM 3 – 9’6” x 8’5”. Small pane window to rear, high level recessed shelf, radiator, loft hatch. FAMILY SHOWER ROOM. Fitted with white sanitaryware including low flush wc, base mounted cupboard with large white porcelain wash hand basin over with mixer tap. Oversized shower cubicle with Mira Sport electric shower, obscure glazed small pane window to front, heated towel rail. Mirrored wall mounted cabinet, shaver point, wood panel to dado level, vinyl flooring, inset downlighters. NB. The room is large enough to replace the shower and fit a bath if required by an incoming purchaser.

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OUTSIDE

OFFICE / GARAGE / WORKSHOP. Accessed from rear sun terrace half double glazed stable door opening into:-

OFFICE – 14’6” x 11’8”. A lovely bright dual aspect room with small pane window to side, high level double glazed Velux window and small pane double doors overlooking and opening out onto granite terrace and rear gardens. Power, light, TV aerial and telephone point all connected. Smoke detector. Door into:- GARAGE / WORKSHOP – 19’ x 18’ reducing to 14’6”. Thick oak double garage doors opening to the front and small pane window and double glazed Velux window to side. Power and light connected. Loft hatch. Workbenches and shelving. Fuse box.

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On the garden side there is a broad slate paved brick edged sun terrace with steps descending to fantastic formal gardens featuring gently sloping lawned garden bounded by mature tree and shrub borders. Culminating to a stream at the bottom, bamboo, flowerbeds and borders, azaleas, hydrangeas. Timber garden implement store with wood store to either side with climbing wisteria on the front.

GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com POST CODE – TR2 4PQ. SERVICES – Mains electric, mains water, mains drainage, oil fired central heating. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – Proceed into the centre of Ladock from the Truro side. After the shop and village car park on the left hand side, turn left into Rose Hill, bear left as the road splits and The Old Smithy with be found after approximately 100 yards on the left 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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