SITUATION
The quiet village of Laneast is approximately 8 miles from Launceston. The village itself has a Parish Church and within a mile there is the Moorview Service Station located on the A395 which joins the A30 at Kennards House, approximately 4.5 miles distant. The nearby village of Altarnun (2 miles) has a primary school and further village amenities including a Parish Church famously known as “The Cathedral On The Moor”. A tributary of the River Inny runs through the village, crossed by a 15th Century pack horse bridge. The village of Tregadillett is 5 miles to the east and offers a primary school and public house.

The ancient former market town of Launceston offers a larger range of shopping, commercial, educational (primary and secondary schooling) and recreational facilities including leisure centre with swimming pool. Launceston sits astride the A30 dual carriageway giving access west further into Cornwall and the Cathedral City of Truro and east to the city of Exeter (44 miles) with its M5 motorway link, international airport and intercity rail link. The city of Plymouth lies approximately 26 miles to the south of Launceston and provides continental ferry port and intercity rail link.

In all directions from Laneast there is scenery of outstanding natural beauty. To the north is rugged coastline famed for popular family surfing beaches and picturesque former fishing villages, the open expanses of Bodmin Moor are to the south west ideal for walking and riding, Dartmoor National Park is to the east and running southwards to Plymouth Sound with all it’s yachting facilities on the south coast are the hidden secrets of the Tamar Valley steeped in 18th Century mining history and renowned for Salmon fishing.

DESCRIPTION
Nestled in a tranquil rural village with easy access to the A395 and the open expanses of Laneast Downs, The Old Vicarage is Grade II listed and offers a unique blend of history and tranquillity throughout with a modern touch but retains many characterful features throughout. Boasting three reception rooms, six bedrooms including master en-suite along with double garage and stone built outbuildings. Externally there are landscaped gardens wrapping around the property with lawn, patio, well established shrubs, flower beds and vegetable patch along with a 1.867 acre paddock.

Being offered for sale with no onward chain this is an opportunity not to be missed out on and a viewing is highly recommended to appreciate the attributes of this wonderful property along with its fantastic location.

ACCOMMODATION
Step up to arched entrance with outside light above and double wooden doors with ornate arched window above opening into:-

Porch
Large flagstone slate floor, lantern style light and step up to part glazed wooden door giving access to:-

Hallway
L-shaped hallway, stairs rising to first floor with wooden balustrade, and access to all ground floor rooms. Wooden door to stairs leading down to the basement.

Dining Room
An elegant dining room with Georgian style large window to the front elevation letting in a wealth of light overlooking the countryside views with wooden shutters and radiator beneath. Open fireplace with slate hearth, ornate wooden surround and wooden mantle over. Carpeted and space for large dining room table. High ceiling with chandelier style light.

Sitting Room
Grand open plan room with Georgian style large windows to the front elevation overlooking the garden and countryside views. Exposed wooden floorboards. Wood burner set in fireplace on slate hearth with ornate wooden surround and wooden mantle over. Half glazed door to conservatory with wooden shutters. Panelled wooden door from hallway. High ceilings and picture rails. Two wall lights. Open archway through to:-

Family / Music Room
Window to the side elevation overlooking the garden with wooden shutters and radiator beneath. Large stone open fireplace with inset wood burner on raised slate hearth, open clome oven and wooden beam above. Alcoves to each side. Wall lights. Low exposed stonework wall with shelf above.Exposed floorboards.Door leading to hallway.

Conservatory
Accessed from the Sitting Room with windows on two sides and glazed double doors leading onto the patio area, benefiting from fantastic views of the Church and giving a feel of bringing the outside in. Fitted blinds, high ceiling with exposed beams, high level shelf above the double doors and tiled flooring.

Downstairs W.C.
Window to the side elevation. Low level W.C. with wood panelling behind and shelf above, wash hand basin with separate taps, tiled splash backs and fitted curtain below. Exposed wooden floorboards.

Pantry
Window to the rear elevation. Slate worktop with shelves and storage for groceries. Slate floor.

Kitchen / Breakfast Room
A light and airy room with window to the side elevation with wooden beam above, exposed wooden ceiling beams, tiled flooring and spotlights. Range of base and eye-level units with worksurface over having Belfast sink and mixer tap. Inset hob with oven below, integrated dishwasher, integrated fridge freezer, wine cooler and Aga providing cooking with alcove above having tiled surround and wooden beam over.

Space for large dining table. Large part glazed wooden door leading to:-

Utility Area
Window to the rear elevation. Sloping ceiling with light, flagstone slate flooring and part wood panelling. Boiler with flue providing hot water. Belfast sink with separate taps sat on brick stand. Wooden work surface with storage cupboards below. Space and plumbing for washing machine or tumble dryer. Door leading outside and door to:-

Boot Room
Window to the side. Storage area for boots and coats.

From the hallway a wooden door opens to stairs leading down into:-

Basement
The ideal space for storage being separated into three sections. Could be used for a variety of uses including perfect space for a wine cellar. Power and light connected.

Stairs from the hallway rise to:-

First Floor Landing
An L-shaped landing split into two levels. Doors to all first floor rooms.

Master Bedroom
Large window to the front elevation overlooking the countryside views with radiator below. Feature fireplace with ornate surround and mantle above. Ceiling spotlights. Space for king size bed and bedroom furniture. Carpeted. Wooden door leading into:-

Master En-Suite
Low level W.C., pedestal wash hand basin with separate taps and mirror above. Tiled shower cubicle with glass doors and electric shower. Tiled floor to ceiling.

Bathroom
Window to the front elevation. Suite of tiled panel enclosed bath with ornate taps and shower head attachment, low level W.C. and wash hand basin. Half tiled walls and laminate flooring. Radiator and ceiling spotlights.

Bedroom Three
Dual aspect room with windows to the side and rear elevations with fitted blinds. Inset feature fireplace with alcoves either side. Large built-in storage cupboards, radiator, space for king size bed and bedroom furniture. Carpeted.

Shower Room
Window to the rear elevation with window sill and storage area below. ‘His and Her’ sink with mixer taps, tiled splash backs, built-in cupboards below and mirror above. Low level W.C. and corner shower with sliding door. Large radiator, vinyl flooring and ceiling spotlights.

Bedroom Four
Wide windows to the side elevation overlooking the garden with radiator below. Door to storage cupboard with shelving. Feature fireplace with alcoves either side. Space for double bed and bedroom furniture. Carpeted and ceiling spotlights.

Bedroom Two
Large window to the front elevation overlooking the garden and countryside views with radiator below. Feature fireplace with ornate surround and mantle over. Chandelier style light, space for king size bed and bedroom furniture. Carpeted. Door into built-in storage cupboards with
shelving.

Study / Bedroom Five
Window to the front elevation with fitted blind, window sill and radiator below. Carpeted and
ceiling spotlights. The perfect space for home office or nursery. Door from the landing giving access to stairs rising to the:-

Loft Space
Comprising:-

Landing Area
Fitted storage cupboards and doors to:-

Loft Room One
Window to the side elevation overlooking garden and Church. Vaulted ceiling with exposed wooden beams, space for double bed and bedroom furniture. Carpeted.

Loft Room Two
Window to the side elevation. Exposed beams, carpeted and space for double bed or the perfect area for study / library, additional storage or home office.

OUTSIDE
The property is approached over a cattle grid from the Parish road leading to a sweeping drive with lawn areas and well established shrubs either side approaching the front of the property and side parking area where this is parking for numerous vehicles.

To the front of the property is a lawn area with adjacent hedge and gravelled path leading to further lawn with stone surround raised pond and slate steps leading up to further raised lawn and paved patio area off the conservatory. The gardens are mainly bordered by well established hedges, shrubs and trees with a variety of flower beds throughout the garden.

At the rear of the garden there is access to the vegetable patch, further lawn area suitable for
outdoor games, greenhouse and cloche with rear fence boundary.

OUTBUILDING
At the rear of the property the outbuilding is stone built with slate roof currently utilised as double garage with up and over door, window to the side elevation, power and light connected and
cobbled floor. There are three separate store rooms each with their own door offering workshop space or separate storage. This building would offer the potential for conversion, subject to obtaining the necessary planning consents.

THE PADDOCK
Accessed from the rear garden or through a right of way off the Parish road over the neighbouring field. Currently laid to pasture amounting to 1.867 acres with some trees, hedge and fence
boundary. There is natural running water to a trough perfect for keeping a few sheep or goats.

SERVICES
Mains water and electricity. Oil fired central heating. Private drainage via septic tank.

COUNCIL TAX BAND - G

EE RATING - G

DIRECTIONS - What3Words – pretty.increase.festivity

VIEWINGS STRICTLY BY APPOINTMENT ONLY
Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY
The property is offered for sale, subject to and with the benefit of all matters contained in or
referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

BOUNDARIES
Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the
interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

IMPORTANT NOTICE
Kivells, their clients and any joint agents give notice that:-

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or
otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as
statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Kivells have not tested any services, equipment, or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Council Tax Band: G
Shared Ownership: No