Budock Water Falmouth
*Self contained single storey ANNEXE
*27' dual aspect lounge/dining room
*Lounge opening to paved area leading to upper patio
*Study/office - currently used as a utility room
*Family bathroom and an en suite WC
*Ground floor Cloakroom/wc
*Oil fired central heating and double glazing
*Double garage, private driveway and extensive parking
*Beautiful gardens, small orchard and two large garden/storage sheds
* MAIN EPC E/ANNEXE EPC D
Covered porchway, tiled floor, double glazed door opening to:
Turning stairs to first-floor. Radiator. Downlight. Laminate flooring. Archway to inner hall. Panel door to:
7' 4" x 3' 9" (2.24m x 1.14m)( at narrowest point) This room is fitted with a low-level WC, pedestal wash hand basin, double glazed window, light, radiator.
9' 9" x 10' (2.97m x 3.05m) (measured into the cupboard) Double glazed window to the side and to rear. Radiator. Downlighting. Pine panel door opening to fitted cupboard with shelving.
27' 5" x 14' 7" (8.36m x 4.44m) A dual aspect room, a boxed bay to front with double doors opening to the front garden. Coved ceiling. Four radiators. Laminate flooring.
14' 5" x 9' 6" (4.39m x 2.90m) A dual aspect room with double doors opening to the front garden. Windows front and rear. The kitchen units are a matching range comprising high-level and base units incorporating drawers with moulded work surfaces and an inset one and a half bowl sink unit and mixer tap. Integral appliances include an electric four ring gas hob and stainless steel cooker hood over, Hotpoint double. Recess for dishwasher and a fridge freezer. Further eye-level glazed window. Further work surface. Built-in larder. Internal connecting door to Annexe.
5' x 4' 9" (1.52m x 1.45m) Worcester floor standing boiler. Slate tile floors. uPVC door leading to rear area and door to Cloakroom/Shower room.
16' 11" x 14' (5.16m x 4.27m) measurement overall including partitioned section. With double doors to front, window and door to:
Kitchenette area 6' 4" x 4' 5" (1.93m x 1.35m) This section comprising base units and drawers, work surface and inset single drainer sink unit with mixer tap. Eye level cupboards and electric extractor fan, partial floor tiling. Side entrance. With uPVC door to:
8' 7" x 4' 7" (2.62m x 1.40m) With down lighting, obscure double glazed window to the side. Pedestal wash hand basin and mixer tap. Glazed shower cubicle and mixer shower with wall tiling. Low-level WC. Slate tile floors.
From main hallway, turning staircase with half landing and window to rear. Landing area with a large loft access point. Pull-down loft ladder. Light. Two radiators. Double pine doors open to an airing cupboard with slatted shelving.
Bedrooms listed in anticlockwise order.
10' x 9' 9" (3.05m x 2.97m) Dual aspect room with double glazed window and radiator.
14' 7" x 11' 7" (4.44m x 3.53m) With double glazed boxed bay window to front and views through the treetops over countryside. Radiator.
En suite facility
4' 8" x 2' 9" (1.42m x 0.84m) With a pedestal wash hand basin and low level WC. Electric wall mounted fan heater and extractor fan.
11' x 9' 7" (3.35m x 2.92m) With window and laminate floor.
10' 10" x 5' 10" (3.30m x 1.78m) With double glazed window to the front. A matching suite comprising panelled bath with mixer tap attachment. Vanity unit with an inset wash hand basin and mixer tap plus a low-level WC with concealed cistern. Shaver point, Electric extractor fan, wall mounted mirror fronted medicine cabinet, a single shower cubicle with glazed screen and Douglas James mixer shower inset, down lighting.
14' 7" x 8' 10" (4.44m x 2.69m) Dual aspect double glazed window and radiator.
The gardens of this property certainly are a major feature being accessed from a private small lane, a wooden gate opens onto a tarmac sweeping driveway which provides ample parking with a wide gravelled area to the right.
Detached Double Garage (with eaves storage)
18' 7" x 9' 9" (5.66m x 2.97m) plus 18' 7" x 9' 9" (5.66m x 2.97m) Both garages are fitted with up and over doors, one window to the rear. Power and light connections. Both garages having multiple power points.
The property is approached via a small private lane with gated access to a sweeping tarmacadam driveway with ample parking provided. The rear boundary is well stocked with attractive granite block natural retaining walls. There is a pathway to the orchard which contains apple, pear and plum trees with established beds containing raspberries, gooseberries and blackcurrant. In addition are vegetable beds and a paved patio plus two garden/storage sheds. Oil storage tank. To the front there are lawned gardens bordered by many shrubs and trees along with flower beds. There is a paved level patio to enjoy the sunshine throughout the day and a second shaded patio area below the Annexe.
The following services are available at the property however we have not verified connection, mains electricity, mains water, mains drainage, oil tank (central heating), telephone/sky subject to tariffs and regulations.
Tenure is freehold.
Council Tax Band F
These particulars are only a general outline for the guidance of intending purchasers and do not constitute in whole or in part an offer or a Contract. Reasonable endeavours have been made to ensure that the information given in these particulars is materially correct, but any intending purchaser should satisfy themselves by inspection, searches, enquiries, and survey as to the correctness of each statement. All statements in these particulars are made without responsibility on the part of LHW. No statement in these particulars is to be relied upon as a statement or representation of fact. Nothing in these particulars shall be deemed to be a statement that the property is in good repair or condition or otherwise nor that any services or facilities are in good working order. Photographs may show only certain parts and aspects of the property at the time when the photographs were taken and you should rely on actual inspection. No assumption should be made in respect of parts of the property not shown in photographs. Any areas, measurements or distances are only approximate. Any reference to alterations or use is not intended to be a statement that any necessary planning, building regulation, listed building or any other consent has been obtained.
EPC - MAIN RESIDENCE
EPC - ANNEXE