6 bedroom house

Situation

Boyton Mill sits within a truly rural location approximately one mile from the village of Boyton. Boyton itself enjoys a rural environment with country lanes in all directions. The village has a church and village hall.

Launceston, a former market town, is some seven miles distant and provides a full range of social, commercial and shopping facilities. At Launceston there is access to the A30 dual carriageway spineroad for Cornwall and Devon. East of the town Exeter (some forty seven miles) provides intercity rail link, international airport and M5 motorway. South of Launceston Plymouth (some thirty two miles) provides intercity rail link and continental ferry port.

To the north of Boyton are the stunning stretches of North Cornwall/North Devon cliff scenery interspersed with quaint former fishing villages and popular sandy beaches ideal for surfing, swimming and rock pooling. To the east of Boyton, Dartmoor National Park provides wild open spaces, to the west Bodmin (truncated)

Boyton Mill

Studded solid wooden door, with wrought iron furniture into:

Entrance Hall

Slate flagstone flooring, door into sitting room and study.

Sitting / Dining Room

Two bay windows to the front elevation, two radiators, insert wood burning stove on slate hearth with stone surround and mantle over, beams to ceiling, door into:

Drawing Room

Large reception room creating the perfect family space which could be utilised as a music / cinema or entertainment room. Two bay windows to the front elevation with display sills and two radiators enjoying glorious country views over the grounds and River Tamar, substantial period marble fireplace with open fire on slate hearth, coving to ceiling, U-shaped stairs rising to bedroom, door into box room, door into garden room.

Bedroom

Triple aspect with a window to the side and two windows to the front elevation overlooking the garden, grounds and Cornwall landscape beyond, two radiators, range of built in wardrobes, door into:

En-suite Bathroom

Window to the rear elevation, low level W.C, wash hand basin with individual taps over, panel enclosed bath with mixer tap and handheld shower over, fully tiled mains shower cubicle, fully tiled walls and floor.

Box Room

Power and light connected, this room could potentially be converted into a kitchen, using the drawing room, garden room and bedroom above with en suite could make a self contained unit.

Garden Room

Slate flagstone flooring, auto heat regulating Velux windows, windows and French doors leading to front garden with views over the River Tamar.

Accessed via the entrance hallway:

Study

Window to the front elevation with deep window sill with views over the grounds and on over the valley, display alcove with shelves, radiator, fitted book case with lights, door into kitchen breakfast room, short flight of stairs lead up to:

The Snug

Set on a mezzanine level enjoying a double aspect with windows to the side elevations, substantial stone fireplace with log burning stove on slate hearth with wooden mantle over, alcove with light, two radiators, two steps lead to the first floor landing.

Kitchen Breakfast Room

Three windows to the front elevation, range of base and eye level bespoke oak units having either a solid timber or granite work surfaces, double porcelain sink with mixer tap over, space and plumbing for American-style fridge freezer, integrated dishwasher, electric cooker with four ring ceramic hob, oven and grill, oil fired four oven ‘AGA’ cooker with back boiler providing central heating and hot water to some areas of the property with extractor fan and lights over.

Large pantry cupboard in oak and adjoining fitted dresser with glass fronted display cupboards, central island unit which incorporates cupboards and drawers, wine rack and has granite work surface, ceiling beams, part tiled walls, tiled floor, radiator, stable door into:

Rear Porch

Part glazed door and window to side elevation, door into boot room which offers further storage area and houses the meter and electrical distribution board, door into utility room.

Utility Room

Window to front elevation, low-level WC, Belfast sink with mixer tap over, space and plumbing for washing machine and tumble dryer with work surface over, part tiled walls, tiled floor, radiator.

Landing

Approached by two steps from the snug, large airing cupboard having water cylinder and slatted shelves, doors to all rooms.

Bedroom

Two windows to the front elevation overlooking the garden and grounds, radiator, range of built in wardrobes on either side of bed recess, door into:

Ensuite Bathroom

Window to the front elevation, white Heritage cottage suite which comprises of low-level WC, pedestal hand wash basin with individual taps over, corner shower cubicle with mains shower, bath with individual taps over, part tiled walls, tiled floor, radiator, loft hatch, extractor fan.

Bathroom

Window to the front, low-level WC, pedestal wash hand basin with mixer tap over, panel enclosed bath with individual taps and mains shower over with glazed screen, built in cupboard with shelving, part tiled walls, loft hatch, radiator, heated towel rail.

Bedroom

Window to the front elevation, radiator.

Bedroom

Window to the front elevation, wash hand basin with mixer tap over and cupboards below, loft hatch, radiator and range of built in wardrobes and shelved alcove.

Master Bedroom

Master suite enjoying double aspect with superb views over the garden and grounds to the front and window to the rear elevation, radiator, opening into:

Dressing Room & Bathroom

Window to the front elevation, radiator, wash hand basin with mixer tap over and storage below, bath with mixer tap and mains shower over with glazed screen, radiator with heated towel rail, part tiled walls, low level W.C.

The Mill

Entrance via wooden stable style door:

Entrance Hallway

Original Mill workings on full display, stairs rising and door into:

Kitchen Dining Room

Dual aspect with windows to the side and rear elevation, range of base and eye level units incorporating one and a half bowl sink and drainer with mixer tap over, built in electric oven with hob and extractor fan and light over, integrated dishwasher and washing machine, space for fridge freezer, radiator, stairs rising to first floor, door into:

Bathroom

Window to the front elevation, low level W.C, wash hand basin with individual taps over, panel enclosed bath with mixer tap and shower attachment over, fully tiled corner shower cubicle with mains shower, heated towel rail, radiator, fully tiled walls, extractor fan.

Sitting Room

Exposed A Frames and roof beams with many original Mill features, two radiators, windows to the rear elevation overlooking Mill wheel and paddocks, radiator, wood burning stove on slate hearth, steps to:

Bedroom

Exposed A Frame and original ceiling beams, windows to the side and front elevation, two radiators.

Outside

Approached via a tarmac road, the initial part of which the neighbour has a right of access over. The grounds open up to a generous area of lawn with ornamental pond. The garden areas extend beyond the confines of the dwelling to attractive informal lawned areas flanking the leat featuring unusual and well planted trees and shrubs. The leat runs down behind the Mill Building via the overshoot and water wheel and splits the gardens into two, with further areas of lawn and well established shrub borders to the far side. From numerous areas within the grounds there are several paths and tracks that lead away from the garden areas to the upper wooded and paddock areas.

The upper wooded and paddock areas offer panoramic views over the Tamar Valley with a decked seating area having power, light and water connected. Throughout the property there are a variety of raised vegetable beds, a herb garden and several areas of soft fruit. This includes a Fruit Cage and Orchard, (truncated)

Agricultural Building

Located next to the orchard, of block and corrugated construction, water connected.

Open Fronted Double Car Port

Stone and slate construction.

Log Store

Having power and light connected.

Former Stable Block

These are positioned to the rear of the property being substantially constructed of modern block work rendered externally under a slate roof. Comprising of four rooms, all having stable doors with windows to the front, power and light connected.

Detached Stone Outbuilding

Stable style door to the front, light connected.

Detached Double Garage

Electric roller doors, power and light connected. Adjacent to this is a;

Open Fronted Store

Utilised as stabling / livestock holding, which could be utilised as a further car port, having four bays, two of which could be utilised as livestock holding having a fenced yard with access to the paddock.

Fishing Rights

The property owns approximately half a mile of single bank fishing on the meandering River Tamar which forms the western boundary of the paddocks.

Services

Mains electricity. Private water via bore hole located within the property boundary which also supplies the neighbouring property. Private drainage. Oil fired central heating.

Council Tax Band

Boyton Mill— G (Torridge District Council)

EE Rating

Boyton Mill—E

Agents Note

The property receives a Rural Payment Agency of approximately £2,000 per annum. Please note there is a footpath over the bottom paddock and woodland.

Directions

Proceed out of Launceston on the A388 towards Newport. At the roundabout take the third exit towards Dutson, continue straight over the mini roundabout. Continue along this road through Dutson and the village of St Giles-On-The-Heath. Upon entering the village of Chapman’s Well turn left sign posted Northcott & Boyton. Continue along this road for approximately 2 miles and before the bridge, the entrance leading to Boyton Mill will be located on the left hand side. Continue down along the driveway, bearing right and the property will be in front of you.

Website

The link to the property website is The website can be transferred to the new owners upon completion of the sale, if desired.