3 bedroom house

Situation

Talastone Gardens 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 (truncated)

Accommodation

Entrance via part glazed wooden door into:-

Sitting Room

Dual aspect with windows to the side and front elevations. Ceiling beams, open fire with brick surround, stairs rising to first floor, door leading to greenhouse and door into:-

Dining Room

Two windows to the front elevation, radiator, inset wood burning stove, original stone flooring and door into:-

Kitchen

Dual aspect with windows to the rear and side elevations, doors leading to bathroom and greenhouse.

Bathroom

Window to the side elevation, corner bath with taps and shower attachment over, low level W.C., wash hand basin with taps over.

Greenhouse

Accessed from the sitting room and kitchen with a glass roof. PLEASE NOTE: This section of the property is unsafe and entry is not possible.

First Floor Landing

Doors to all rooms.

Bedroom

Window to the side elevation.

Bedroom

Originally split into two rooms with windows to the front and side elevations, could easily be divided again with the erection of a stud partition wall which would then create three good sized bedrooms.

Outside

The property is situated within its own gardens wrapping around three sides with a formal front garden being chiefly laid to lawn with a delightful patio area perfect for the morning sun. To the side of the property there is a smaller garden with access to the well which has formerly been used for watering the garden.

To the rear accessed off the lane, steps lead up to a good sized area of lawn bordered by mature trees and hedgerows. From the front garden a gate leads into a sloping river fronted paddock of approximately 5 acres with good vehicular access at the far end of the field and approximately 100m of mature woodland.

Garages

Detached block construction with power and light connected. Currently divided into two with open fronts. Additional parking area to the front.

Services

Mains electricity and water. Private drainage shared with the neighbouring property.

Council Tax Band

D.

EE Rating

Exempt.

Agents Note

Please note there are some areas of the property which are structurally unsound and viewings must be accompanied by Kivells Estate Agents. Please note you are entering the property at your own risk.

Directions

What3Words - storeroom.upgrading.loafer

Auction Date and Time

For sale by public auction on Wednesday 17th November 2021 at 7.00pm at Lifton Strawberry Fields, Lifton, PL16 0DE (unless sold prior).

All bidders must register with Kivells prior to the auction commencing in order to be able to bid. Online bidders must register within 48 hours from the date of the auction. Please contact Kivells Launceston for further details on online registration.

Conditions of Sale

These will not be read out in detail at the auction but will be available for inspection from the seller’s solicitors and in the auction room prior to the sale. All interested buyers will be assumed to have acquainted themselves with the Conditions of Sale.

Please Note: Search fees paid by the vendor’s solicitors in putting together the auction documents will be payable by the eventual purchaser over and above the purchase price for the property. The search fees will be a maximum of £____ plus VAT.

Buyers Auction Fee

All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer's Administration Fee of £1,000.00 plus VAT (Total: £1,200.00 inc VAT) is payable to Kivells.

Registration for Bidders

Please note all bidders will need to register with Kivells on the night of the auction and in so doing 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. For further information please visit or contact your local Kivells office.

Boundaries

Any Purchaser shall be deemed to have full knowledge of all boundaries and neither the Vendor nor the Vendor’s agent 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 expert shall be final.

Vendors Solicitors

Ms Anne-Marie Smith of Taylor Rose Solicitors, 24 Terminus Road, Eastbourne, BN21 3LP. Tel: . Email: anne-marie.