Wonderfully positioned elegant and listed Georgian country residence, annexe & garage - set within mature grounds of about 1.75 acres. Some work required. Hall, 4/5 receps, kit, utility, boot rm, master en suite bed, 4/5 other beds, bath. 1 bed annexe. Double garage. Extensive grounds. 1.75 Acres

Situation And Brief Description - Kirland Manor is approached over a private shared stone lane and stands in an enviable "tucked away" countryside which has the benefit of being away from, but near to, the old county town of Bodmin.

The sale of Kirland Manor presents a tremendous opportunity to purchase a superbly positioned country house and annexe set within attractive and mature grounds which extend to about 1? acres.

Kirland Manor is a quality residence which is reflected in its status as a Grade II Listed Building of Special Architectural or Historic Interest and shows off a number of features including ceiling cornicing, moulding, window seats, box cupboards, fireplaces, panel doors, original nails, slate flagstone floors, sash windows and so forth.

The residence has been the subject of an on-going upgrading and improvement programme over a number of years and is presented to the market requiring completion of these works to create an outstanding residence and the annexe is in need of renovation.

The Manor House - On the ground floor, as shown on the attached floor plan, is an open Portico Porch with wide part glazed heavy front door to a Reception Hall with solid wood floor and ceiling cornicing with doors off from left and right to the two main front Reception Rooms. At the rear of the Hall are archways leading through to an Inner Hall and turning balustrade stairs off to the first floor with under-stairs cupboard.

The main front Reception Room is a Drawing Room, being a well-proportioned and spacious room with solid wood floor and stone fireplace with inset wood-burner with slate and marble surround and slate hearth and recesses to either side, off which is a spacious Office Room with solid wood floor.

The other front Reception Room comprises a Dining Room with wide stone fireplace with inset wood-burner with timber beam over, slate hearth, ceiling coving and part obscure glazed leaded and patterned door which leads through to a secondary Inner Hall with door to walk-in Larder and small Utility Room.

Off is the Kitchen with range of Pine base level units with worktop surfaces and an interesting inset to the wall high level oven. The Kitchen boasts a fine flagstone floor and a stable style door to the outside. From the Kitchen is a Boot Room with slate flagstone floor, box cupboard and coat hooks and door to Living or Day Room with slate flagstone floor, wide stone fireplace with inset wood-burner on raised hearth with heavy beam over, and storage cupboards to either side. Within this room are exposed ceiling timbers and there is a return door to the initial Inner Hall from which there are steps which lead up to an old Apple Store (with part restricted ceiling height) with exposed ceiling timbers and large Storage Cupboard - considered perhaps ideal as a Study/Hobbies Room or further Bedroom.

On the first floor, centred around a balustrade Landing, is a Master Bedroom Suite with southerly outlook and doors to walk-in Wardrobe/Dressing Room and En Suite Bathroom with panelled bath with mixer tap shower, wc and vanity washbasin; two other Bedrooms, one being a well-proportioned room with built-in wardrobe and cast iron Victorian style fireplace; and a Bathroom with coloured suite with sunken bath with mixer tap shower, wc and inset pedestal washbasin, with adjacent Airing Room with door to Airing Cupboard and wall cupboard.

On the second floor is a balustrade Landing with doors off to two further spacious Bedrooms in the roof (with part restricted ceiling height) and eaves Storage Cupboard.

The Detached Annexe - To the rear of the house is a detached self-contained Annexe with Kitchen Area, Living Room, Shower and Bedroom and which is in need of updating and improvement.

The Grounds - From the stone lane is a gravelled 'in and out' drive which sweeps around the front of the house and which also leads to the east through a parcel of mainly deciduous woodland to a Garage Building. Within the woodland are a number of mature and fine deciduous Beech trees standards.

To the front of the house is an open lawn garden overlooking a neighbouring meadow and with a mature Beech standard and to the eastern side of which is a heated outside Swimming Pool. Above is a further area of lawn with flower borders and seating areas and to the west a delightful wall enclosed further gardens with an upper level with crazy paved paths and seating areas, ornamental pond and old timber framed Greenhouse and a lower level Orchard. On the rear of the northern wall is a Garden Shed and Log Store and further to the west is a strip of land previously used as a vegetable garden.

In total, the grounds with Kirland Manor extend to about 1.75 acres.

An Historical Note - Thomas Hardy - Kirland Manor has a historical connection with the famous poet and novelist Thomas Hardy. Emma Gifford, Thomas Hardy's first wife, lived with her family at Kirland Manor in the 1860s and appears on the 1861 census. In 1870, while working as a trainee architect, Thomas Hardy came to Cornwall on an architectural mission to restore the parish church of St Juliot in Cornwall and met Emma Gifford. Emma's father, a lawyer, disapproved of Hardy as he was the son of a builder. Despite her father's disapproval, the pair married in 1874.

Viewing - Strictly and only by prior appointment with Stags' Truro office on[use Contact Agent Button].

Directions - From the centre of Bodmin take the B3268 towards Lostwithiel. Drive up the hill and on reaching the steam railway station, turn right in Harleigh Road. At the 'T' junction turn right and then immediately left and left again into Halgavor Road. Drive under the railway bridge, pass the entrance to Kestell Park, the national speed limit sign, the white house on the left and after about a further 25 yards, turn right where signposted (public footpath) towards Kirland. Drive along the stone lane and Kirland Manor will be found as the third property on the left.

Services - Mains water electricity, drainage and water. Underfloor and oil-fired central heating. TV and telephone points.