DETACHED PERIOD COTTAGE FOR IMPROVEMENT IN PRIVATE RURAL SETTING WITH SIX ACRES
ENJOYING FABULOUS COUNTRYSIDE VIEWS

In need of complete refurbishment but offering huge potential.
Three bedrooms, sitting room, dining room, kitchen, bathroom and utility.
Enclosed garden. Gently sloping south facing field ideal for equestrian or hobby farming.
In all approximately 6.5 acres.
A very rare opportunity - viewing essential.
Sold with no chain. Council Tax - Band E. EPC - G

General Comments - The location of Resparveth Cottage is a very special indeed. Tucked away in a rural setting with no near neighbours and surrounded by countryside the property enjoys complete privacy and fabulous far reaching views. It is the type of property that is almost impossible to find in today's market. It is close to the railway line which runs along the rear boundary but there is no road noise and the majority of the time it is extremely quiet. The house is in need of complete modernisation and has huge potential to extend or possibly replace with a brand new dwelling if required subject to gaining the necessary planning consent(s). The accommodation includes three bedrooms and bathroom on the first floor with hall, sitting room, dining room, kitchen and utility downstairs. The house enjoys a sunny south facing aspect with the majority of the rooms enjoying views over the field and countryside beyond.

The gardens are found to the side and rear of the cottage and the small copse at the rear in included in the sale. A hardstanding provides parking for several vehicles. The land extends to 6.48 acres and is an ideal smallholding. A prior notification has been submitted to the local planning authority for the creation and construction of a separate access to the property through the land being sold to the unclassified road to the south. The local planning authority has confirmed that planning permission is not required to create a new access from the minor country lane to the south that leads from Grampound Road to Probus. This will create a fabulous approach to the property. Further information from the sole agents.

Location - Resparveth is located in a very rural setting yet is within a miles drive of Grampound Road village and within half a mile walk along the public footpath. Grampound Road has an excellent shop/post office for daily needs and a very active cricket club with social club. Probus has further excellent village facilities including farm shop, pub and several takeaways whilst Truro and St. Austell offer a full range of shopping facilities at eight miles and seven miles respectively. There is a good range of Private and State Schools in the area, both Truro and St. Austell offer an intercity rail link to London (Paddington). Resparveth Cottage is also about a ten minute drive from the A30 at Fraddon and therefore enjoys easy access to all parts of the county including both north and south Cornish coasts.

In greater detail the accommodation comprises (all measurements are approximate):

Entrance Hall - Half glazed entrance door. Glazed door to inner hall and door to:

Utility Room - 3.10m x 2.29m (10'2" x 7'6") - Window overlooking entrance drive. Single stainless steel sink with cupboards below. Space and plumbing for washing machine. Electric consumer unit.

Main Hallway - Stairs to first floor. Night storage heater. Exposed beams.

Sitting Room - 4.75m x 3.59m (15'7" x 11'9") - Window to front enjoying countryside views. Open fireplace with stone surround and hearth, television point. Exposed beams.

Dining Room - 3.60m x 3.05m (11'9" x 10'0") - Two windows to front enjoying the rural views. Fireplace with stone surround. Exposed beams.

Kitchen - 3.50m x 3.10m (11'5" x 10'2") - Window overlooking the rear garden. Base and eye level units, one and a half bowl sink/drainer, space for cooker, exposed beams.

Rear Porch - Half glazed door leading to rear garden.

First Floor - Landing with window to rear garden. Airing cupboard housing factory lagged hot water tank with immersion heater. Loft access.

Bedroom One - 3.87m x 3.05m (12'8" x 10'0") - Window to front enjoying views over the field and surrounding countryside.

Bedroom Two - 3.62m x 3.16m (11'10" x 10'4") - Window to front enjoying views over the field and surrounding countryside. Signs of former fireplace, slate hearth. Built in wardrobe with slatted shelves.

Bedroom Three - 3.70m x 3.10m (12'1" x 10'2") - Window overlooking the side garden. Large walk in wardrobe. Partially exposed roof trusses.

Bathroom - 2.60m x 1.54m (8'6" x 5'0") - Low level w.c, panel bath with Triton electric shower over, pedestal wash hand basin. Window to front with views.

Outside - Currently and historically there is a shared access to Resparveth Cottage from the B3275 leading into Grampound Road from the A390 Truro to St Austell Road. An unmade farm track leads from the road to a set of farm buildings not included in the sale and then across the field to the cottage. However, the buyer will be required to construct a new private drive and access to the property as outlined in prior notification PA22/07741 from the cottage to the unclassified road to the south.
The field is currently mature pasture and would make an ideal smallholding. There are fabulous far reaching views over the surrounding countryside and potential to erect stables if required (subject to consent). A hardstanding provides plenty of parking and there is an enclosed garden that is rather overgrown and a small copse.
The purchaser will be responsible to erect a new stockproof boundary fence on the eastern boundary between points A and B which they will own and maintain.

Services - Mains water through a shared distribution main and mains electricity. Private drainage. It is believed that the property is connected to a hard wired phone line.
The buyer will be expected to install their own private water main to the property through the sellers retained land along the edge of the existing access track from point X on the plan. This will be a direct supply from the South West Water mains to the property and is to be paid for at the sole expense of the buyer.

N.B - The electrical circuit, appliances, phone line and heating system have not been tested by the agents.

Viewing - Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone:[use Contact Agent Button] or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone[use Contact Agent Button].

Directions - Proceed northwards towards Grampound Road village along the B3275 from the A390 Truro to St Austell road at New Stables. Just before entering the village take the left hand turning signed "Kay Cornwall Depot". At the end of the lane is a hardstanding where you can park. Alternatively park in the village and follow the footpath alongside the cricket club, and this will ultimately lead into the field where the cottage is located.