A sympathetically restored and beautifully appointed four/six bedroomed former farmhouse with separate detached annexe suitable for a variety of uses, in approximately 3 acres of formal gardens and pasture, in a peaceful countryside setting.

SITUATION AND DESCRIPTION
A sympathetically restored and beautifully appointed detached former farmhouse with a separate, detached annexe which could be put to a variety of uses such as a gym, home office, accommodation for a dependent relative or for letting to provide a useful income. The property stands in a peaceful rural setting, quiet but not isolated, in approximately 3 acres of gardens and meadow bordered by woodland.

The house has been carefully maintained by the current owners who have made many significant improvements including the installation of new, bespoke shuttered sash windows and doors made by a renowned local craftsman, Nathan McCarter, the heating system has been upgraded with a new central heating boiler and high capacity hot water cylinder and an oak and glass veranda at the rear allows enjoyment of the garden in any weather. There are attractive beamed ceilings in the dining room and sitting room, slate floors laid on the ground floor with hard wearing engineered oak floors on the first and second floors. The spacious accommodation is arranged over three floors with well-proportioned rooms all of which are uniquely and tastefully decorated, the principal rooms enjoying super views over the garden, meadow and surrounding countryside. The sitting room with wood burner and dining room lie to either side of the central hallway, the modern kitchen includes a range cooker and built in appliances with ample space for a breakfast table and chairs and includes a pleasant snug, with view over the terrace. A boot room houses the laundry, boiler, water tank and a Gardener’s Loo.

The bedrooms, one with ensuite, the family bathroom and separate WC are arranged over the two upper floors which allows a high degree of privacy when guests are staying. Each of the stylish bedrooms has been individually decorated and furnished to a very high standard.

Next to the house, across the courtyard, is “The Pumphouse”, a detached stone-built annexe, which could be put to a variety of different uses as required. The current owners choose to use this space as an informal games room with gym and yoga suite above but in a previous configuration there was a kitchenette on the ground floor which could easily be reinstated, to allow for use as an annexe for a dependent relative, or for letting to provide a useful income.

OUTSIDE
The house and annexe stand in an enviable setting, rural but not isolated, at the end of a long private driveway that serves just two other properties and provides complete seclusion far away from the madding crowd. The extensive grounds and gardens extend to approximately 3 acres. A large, gated driveway provides parking and hardstanding for several vehicles whilst to the front of the farmhouse, there is a well tended garden with gate and path to the front door.

The rear garden has been landscaped to provide a gently sloping lawn, bordering private woodland and very sheltered and private as a result, with a flint and stone sun terrace extending along the back and side of the house, accessed via French doors off the kitchen and breakfast room. The terrace has recently had a large, oak and glass verandah constructed to give welcome shade and protection and now this is a perfect spot for outdoor eating and entertaining whatever the weather. Beyond the garden, through a wooden gate in the hedge, is the long, level meadow, full of wildflowers and a haven for local wildlife, which include all the usual suspects plus a few friendly deer and a one-legged pheasant.

The meadow is a wonderful place, with a small timber summerhouse and numerous benches dotted around to help make the most of the peace and quiet. In the centre, a stone circle is a fun place for channelling positive energy or having a party with family and friends.

The nearest town is Launceston, just a couple of miles away, and boasts a wide range of independent shopping, public and private schooling, leisure and entertainment facilities. Launceston is well positioned for easy access via the A30 dual carriageway to the cities of Truro in the West and Exeter to the East. In addition, the market towns of Okehampton and Tavistock are just a short drive away, as are the beautiful beaches along the Atlantic coast, and the vast, wild expanses of Dartmoor and Bodmin Moor.

AGENT’S NOTE
The annexe previously had planning consent for ancillary residential use. We have no reason to believe this would not be granted again, but interested parties should make their own enquiries of Cornwall Council.

Although currently only used for recreation, the meadow is large enough to support a pony or livestock as required.

ACCOMMODATION
Reference made to any fixture, fittings, appliances, or any of the building services does not imply that they are in working order or have been tested by us. Purchasers should establish the suitability and working condition of these items and services themselves.

The accommodation, together with approximate room sizes, is as follows:

GROUND FLOOR
VESTIBULE
6'5" x 5'0" (1.96m x 1.52m)

ENTRANCE HALL
17'7" x 5'7" (5.36m x 1.7m)

DINING ROOM
13'5" x 13'4" (4.1m x 4.06m)

SITTING ROOM
13'7" x 13'7" (4.14m x 4.14m)

KITCHEN/BREAKFAST ROOM
37'5" x 8'5" (11.4m x 2.57m)

BOOT ROOM
8'8" x 8'7" (2.64m x 2.62m) narrowing to 5'2" (1.57m)

GARDENER’S WC

FIRST FLOOR
LANDING
19'2" x 8'9" (5.84m x 2.67m)
with stairs to second floor

BEDROOM
13'6" x 12'5" (4.11m x 3.78m)

BEDROOM
13'6" x 11'5" (4.11m x 3.48m)
plus door recess

ENSUITE
9'8" x 3'3" (2.95m x 1m)

BEDROOM
14'6" x 9'0" (4.42m x 2.74m)

BEDROOM
11'3" x 8'8" (3.43m x 2.64m)

FAMILY BATHROOM
7'6" x 5'6" (2.29m x 1.68m)

SEPARATE W.C
5'5" x 3'5" (1.65m x 1.04m)

SECOND FLOOR
LANDING
16'4" x 6'1" (4.98m x 1.85m) narrowing to 4'1" (1.24m)

BEDROOM
16'2" x 15'7" (4.93m x 4.75m) maximum

BEDROOM
16'2" x 15'6" (4.93m x 4.72m) narrowing to 9'4" (2.84m)

SHOWER ROOM
8'2" x 6'10" (2.50m x 2.08m)

THE PUMPHOUSE/ANNEXE

GROUND FLOOR
19'1" x 18' (5.82m x 5.49m)
with space and provision for kitchenette if required

FIRST FLOOR
LANDING
18'0" x 5'5" (5.49m x 1.65m)

GYMNASIUM
18'0" x 14'0" (5.49m x 4.27m) narrowing to 10'3" (3.12m)

SHOWER ROOM
10'5" x 3'3" (3.18m x 1.00m)

PUMP ROOM
13'2" x 13'0" (4.01m x 3.96m)
Housing the filters, meters and holding tank for the private water supply serving this property and the two neighbouring barns, each of whom contribute to the running cost and have a right of access for maintenance.

SERVICES
Mains electricity, Private water supply, private drainage, LPG gas central heating served by a recently replaced boiler. Woodburning stove.

TENURE
Freehold.

OUTGOINGS
We understand this property is in band 'F' for Council Tax purposes.

DIRECTIONS
This property is located just outside Launceston and within easy reach of the amenities therein. Leave Launceston via the B3254, through St Stephen’s, towards Bude. At the top of St Stephen’s Hill, opposite the church, turn left towards Egloskerry. After approximately 0.75 miles, turn right, signposted Yeolmbridge. Proceed for 0.2 miles along this lane, before turning left into a private driveway leading to Underwood Farm. Follow this drive through the fields and down the hill, where the property will shortly be found on the right hand side. Drive past the front of the house, past The Pumphouse/ Annexe and bear right into the parking and turning area.