SOLD, SUBJECT TO CONTRACT

Occupying an elevated and tucked away position within the highly regarded village of Ponsanooth, is this delightful 3 bedroom semi-detached cottage. The well presented accommodation enjoys far-reaching views over the valley and surrounding countryside and comprises on the ground floor: porch, light and bright south-facing kitchen/diner, wonderful 30' open-plan reception room with wood-burning stove. The first floor provides 3 good size bedrooms and a family bathroom.

The well stocked and mature cottage-style gardens offer lawn, patio seating areas and vegetable beds. To the side of the cottage is a parking area with space for 2-3 cars and adjacent timber studio/workshop which has been insulated and has power and light.

The village of Ponsanooth is conveniently located just 5 miles from the harbour town of Falmouth and approximately 7 miles from the city of Truro. The village is well served with its general store incorporating a post office facility, primary school, public house and beautiful woodland walks around Kennall Vale.

The Accommodation Comprises - (all dimensions being approximate)

A double glazed multi-pane door opens into the:-

Side Entrance Porch - 1.79m x 1.70m (5'10" x 5'6") - Double glazed windows to two aspects, tiled flooring, mono pitch perspex roof. Open to the:-

Kitchen/Breakfast Room - 5.15m x 2.69m (16'10" x 8'9") - A light and bright room with two double glazed windows to the rear aspect, borrowing additional light from the entrance porch. Fitted kitchen with a range of eye and waist level units with roll-top worksurface. Inset one and a half bowl sink/drainer unit with mixer tap, four-ring Rangemaster cooker with griddle warmer, double oven and grill. Space and plumbing for washing machine and dishwasher. Wall-mounted night storage heater, hot water cylinder servicing domestic hot water. Part-tiled walls, tiled flooring, beamed ceiling. Door to the:-

Living/Dining Room - 9.18m x 3.55m (30'1" x 11'7") - A beautifully light and large dual aspect reception room providing a defined dining area with room for a large table and chairs. Double glazed window with window seat overlooking the gardens, over the valley and the surrounding countryside. Double glazed door opening onto the gardens. Beamed ceiling, terracotta tiled flooring. Stairs to first floor.

Dining Room - Open to the living room, with continuation of beamed ceiling. Wide stripped wood floor boards, central fireplace housing cast iron wood-burning stove with wood mantel above, set on a slate hearth with a colourful tiled surround. Two double glazed windows to the front and rear aspects, one with deep set window seat, providing an outlook over the garden and valley beyond. Wall-mounted night storage heater, wall-mounted lighting.

First Floor -

Landing - Doors to bedrooms one and two with steps up to a half landing, giving access to bedroom three and the family bathroom.

Bedroom One - 4.16m x 3.59m (13'7" x 11'9") - Measurements exclude built-in wardrobe. A large and light double bedroom with dual aspect double glazed windows to the front and rear aspects, overlooking the garden, with far-reaching rural views over the valley and surrounding countryside. Stripped wood floorboards, wall-mounted night storage heater, central ceiling light.

Bedroom Two - 3.44m x 2.75m (11'3" x 9'0") - Measurements exclude deep built-in wardrobe. A good size second double bedroom with double glazed window to the front aspect, overlooking the garden, enjoying the same rural views over the valley. Wall-mounted night storage heater, loft hatch, central ceiling light.

Bedroom Three - 2.62m x 2.32m (8'7" x 7'7") - Measurements exclude built-in wardrobe with shelving. A good size single bedroom with plenty of natural light provided by two double glazed windows to both the side and rear aspects. Wall-mounted night storage heater, central ceiling spotlights.

Family Bathroom - A three piece suite comprising low level flush WC, pedestal wash hand basin, and panelled bath with mixer tap and handheld shower, with additional Triton electric shower over and glass shower screen. Fully tiled walls, wall-mounted night storage heated, wall-mounted electric heated towel rail, obscure double glazed window to rear aspect. Extractor fan, central ceiling light.

The Exterior -

Driveway - Approached from the lane, two gateposts give access to the driveway, providing parking for two/three cars. Adjacent to the driveway is a:-

Studio/Workshop - 4.22m x 2.98m (13'10" x 9'9" ) - A large timber studio/workshop ideal as a home office, insulated with power and light with double and single door, windows to front and side aspects.

Garden - The majority of the garden lies to the front of the cottage, enjoying the sunrise in the east and sunset in the west, as well as far-reaching views over the valley and countryside beyond. The garden is mainly laid to lawn with winding paths and small patio seating areas with wildlife pond. Irregular-shaped low level flower beds have been lovingly planted with a diverse range of colourful shrubs and flowers, planted to attract pollinators, together with a vegetable garden. The garden is enclosed by a low stone wall, fencing and trellis which provides a good degree of privacy.

Rear - From the driveway, a path leads to the rear of the cottage, giving access to the side porch door and to an external block-built garden store, with glazed window, power and light.

General Information -

Services - Mains water, electricity and drainage are connected to the property.

Council Tax - Band C - Cornwall Council.

Tenure - Freehold.

Viewing - By telephone appointment with the vendor's Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone:[use Contact Agent Button].