LOCATION
Lesnewth is a highly sought-after rural hamlet comprising of a small selection of properties surrounded by open countryside, inland from the harbour side village of Boscastle.

Nearby is the picturesque 14c church of St Juliot which is renowned for its connection to the author and poet Thomas Hardy. A public footpath takes you down through open farmland leading to the beautiful Valency Valley and the stunning Boscastle harbour.

Situated in such a rural location there are surprisingly good road networks with excellent links to Bude, Launceston, Wadebridge and Padstow. All the towns offer a wide range of everyday businesses, leisure and shopping amenities, whilst access to the A30 trunk road can be gained from Launceston linking Cornwall to the M5 and Exeter.

DESCRIPTION
The property is offered for sale by Public Auction at 7pm on Wednesday 15th May (unless sold prior) at Strawberry Fields, Lifton, PL16 0DE.

A fleeting opportunity to purchase a partly completed barn conversion and summer house in a sought-after coastal village location on a large corner plot. Part of the works has already been completed which is visible onsite. This also includes the installation of a new foul drainage system with power and water already being brought to the property.

PLANNING HISTORY:
E1/2008/00020
Conversion of and extension to the old posting house to form a one-bedroom unit of holiday accommodation (0058 lth). Approved Tue 26 Feb 2008

PA12/09655
Extension of time of E1/2008/00020 for Conversion of and extension to the old posting house to form a one-bedroom unit of holiday accommodation. Approved with conditions Wed 28 Nov 2012

PA20/10117
Conversion of, and extension to The Old Posting House to create a dwelling. Approved with conditions Thu 27 Jan 2022

PA23/06016
Variation of Condition 2 (approved plans) of Application No. PA20/10117 dated 27th January 2022 (Conversion of, and extension to The Old Posting House to create a dwelling). Approved with conditions Wed 11 Oct 2023

PA23/08817
Retention of summerhouse and proposed woodstore and shed within the domestic curtilage. Approved with conditions Wed 28 Feb 2024

ACCOMODATION

MAIN BARN
UPVC front door leads into living space with log burning stove. Double glazed windows and patio doors to both the side and rear aspects. Concrete floor throughout being partially insulated. Display alcove with slate shelving. Step down to:

Proposed kitchen area with two UPVC double glazed windows to the rear aspect. Ceramic tiled floor, beamed ceiling and display alcove with slate shelves.

Access from the living area is a hit and miss step system which leads to an attic space which has been boarded and includes two skylights.

THE SUMMERHOUSE
Living area with wall lights, TV and telephone connection points. Double glazed window to the front aspect with Sea views along with patio doors leading to a balcony area and fully timber cladding which is floor to ceiling with exposed wooden beams.

KITCHEN
Square edge works with inset stainless-steel sink and drainer unit. UPVC double glazed window to the rear elevation. Wall mounted consumer unit with switches. Side space and plumbing for washing machine. Space for undercounter fridge and freezer. Electric oven cooker point and gas hob. Wall mounted Combi boiler, wall lights, sleet tiled floor and space floor freestanding works surface units.

WET ROOM / SHOWER ROOM
Composting WC, corner hand wash basin, electrically heated towel rail and extractor fan. Two double glazed windows to side. Floor to ceiling tiled splashback. Sleep tiled floor throughout.

SERVICES
Mains electricity. Private drainage. Borehole water supply.

AGENTS NOTE
Please note that there is a caravan on site which is included within the sale.

REGISTRATION
Please note ALL BIDDERS, including Kivells existing clients, will need to register with Kivells on the night of the auction in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (the "Regulations") – as of 26th June 2017. Bidders will be required to provide one form of government issued photographic identity and a utility bill addressed to them at their home address, dated within 3 months of the date of the auction. Failure to do this, may prejudice your ability to bid on the night.

ONLINE BIDDING
Online bidding registration will be available 10 days before each auction and all bidders must register at least 48 hours prior to the auction. For further information, please visit or contact your local Kivells office.

BUYER'S ADMINISTRATION FEE
All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer's Administration Fee of £2,000 plus VAT (Total: £2,400 inc VAT) is payable to Kivells on the night of the auction. This fee can be paid by either bank transfer, personal cheque or debit card.

Please note if the lot is sold prior to auction, or afterwards, these fee’s remain payable. There are no discounts for multiple lots purchased and you must consider this when bidding/offering prior.

The successful buyer will also be required to reimburse the vendor for the contribution towards the legal pack in the sum of: £1,200 (inc VAT)

SELLERS SOLICITOR
Mrs Samatha Risdon of Peter Peter & Wright.
8 Fore Street · Holsworthy · Devon · EX22 6ED
T. 01409 253262
E: [email protected]

AUCTION PAYMENT
A 10% deposit will be required to be paid by the successful bidder upon the fall of gavel and at this point the contract is legally binding. The deposit has to be paid to Kivells as auctioneers and can only be paid in the form of a cheque or bank transfer.

ALL bidders must only bid if they can make this payment. Cheques must be drawn on a bank or branch of a bank in the United Kingdom, any other cheques may be rejected and it will the responsibility of the purchaser to ensure they have the correct method of payment available at each auction.

TENURE
Freehold

LOCAL AUTHORITY
Cornwall Council

VIEWINGS
Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs.

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.

GUIDE PRICES
Guide prices given are indications within 10% upwards or downwards of where the reserve price may be set at the time of going to print.

Please note they are not an indication of the anticipated sale price or a valuation. The reserve price is the minimum price at which the property can be sold, both the guide price and reserve price may be subject to change up to and including the day of the auction. Please note that all prices listed, whether prior to or post auction, are subject to contract.

The Auctioneers and sellers accept no responsibility for any loss, cost or damage that a buyer may incur as a result of relying on any guide price. It is the buyer's responsibility to decide how much they should bid for any lot. Please check with us for regular updates as guide prices are subject to change prior to the auction. The guide price does not include the buyer's fee charged by the auctioneer or VAT which may apply to the sale or other amounts the seller may charge. The seller's Special Conditions of Sale will state whether there are other seller's charges and whether the seller has elected to charge VAT on the sale price.

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.

Shared Ownership: No