ATTRACTIVE PERIOD HOUSE WITH PRETTY GARDEN

Located in a tucked away position on the edge of the village a short walk away from village amenities and within easy reach of Truro, St Austell and both coasts. Very attractive attached cottage with traditional small pane windows, natural slate roof and many character features.

Magnificent full height rear extension with lots of glass overlooking the gardens.

Four bedrooms (one en suite), sitting room, dining room, kitchen, living room, study, utility room, cloakroom/shower room and bathroom.

Fabulous enclosed mature gardens enjoying privacy and a sun with many shrubs and plants. Greenhouse, garden shed and superb workshop/hobby room with light and power.

Driveways providing parking for three cars.

Tenure: Freehold. Council Tax Band D. EPC D

A real gem - viewing essential.

General Comments - Old Hill House is a very attractive period "cottage" that is full of character with rendered stone elevations, traditional small paned windows and natural slate roof. It is partly attached to another property and is tucked away on the edge of Grampound village enjoying a semi-rural ambience and is almost hidden from view by passers by. It is part of the Conservation Area of the village but Old Hill House is not believed to be "Listed".
All windows are double glazed and the traditional casement windows to the front elevation have been hand crafted in hardwood and are a true replica of the originals. Beamed ceilings, slate flagged floors and deep fireplace recesses are some of the original features and modern additions include quality kitchen and bathrooms, gas central heating and recent plumbing and electrics. At the rear is a stunning high vaulted living room that has been added in recent years and this is an absolute triumph. It enjoys fabulous garden views and has full height windows that floods the room with natural light. The accommodation includes a well proportioned sitting room, spacious dining room, fitted kitchen opening into the vaulted living room, study, utility and shower/cloakroom. The first floor has a spacious landing, four bedrooms, shower room and bathroom.
Whilst the property is attached it is surprisingly private with mature boundaries that provide protection from neighbours yet the whole property enjoys a sunny aspect.
The large gardens are located at the rear. They are a sheer delight and well stocked with many interesting shrubs and plants providing interest and year round colour. The rear terrace provides plenty of sitting out space and is positioned to enjoy the afternoon and evening sun. There is parking for three cars. An internal viewing is essential.

Location - The village of Grampound lies on the A390 between Truro and St. Austell and offers a variety of local facilities for daily needs including shop, church, primary school and pub, village amenities cafe and village hall. The village has the benefit of a regular bus service and is also close to the picturesque attractions of the Roseland Peninsula and the south Cornish coast. The city of Truro with its fine Cathedral, major shopping centre and main line railway link to London (Paddington) is about nine miles. St. Austell is about six miles.
There are lovely country walks from Old Hill House including along the old Roman road to Trewithen and onto Probus.

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

Entrance Porch - An attractive porch with traditional pitched roof and colour glass front door. Natural slate floor, storage cupboard. Glazed double doors opening to:

Sitting Room - 5.56m x 3.40m (18'2" x 11'1") - A well proportioned room. Large window to front with window seat. Fireplace incorporating woodburner with slate hearth and mantle over. Exposed beams, built in cupboards in recess, television point. Opening to inner hallway. Door to:

Dining Room - 5.43m x 4.11m (17'9" x 13'5") - Feature fireplace with wood surround and mantle incorporation gas fired coal effect woodburner. Cupboards in firebreast recess. Exposed beams, slate flagged flooring. Radiator. Window to front with window seat.

Inner Hallway - Stairs to first floor with storage cupboard below. Radiator. Doors to utility and kitchen.

Utility Room - 2.90m x 2.67m (9'6" x 8'9") - Work surface with space for freezer and tumble dryer below. Built in dresser, plumbing for washing machine. Built in shelved larder cupboard. Doors to living room and:

Cloak/Shower Room - Fully tiled and with large shower cubicle, wash hand basin and w.c. Courtesy light with shaver point, heated towel rail, extractor fan.

Kitchen - 3.78m x 2.39m (12'4" x 7'10") - An excellent range of base and eye level shaker style kitchen units with solid wooden worktops. Belfast sink with mixer tap over, space and plumbing for dishwasher, two integral fridges, Rangemaster cooker with extractor hood over. Window to side. The kitchen is open-plan to the living room.

Living Room - 6.78m x 2.59m widening to 3.40m (22'2" x 8'5" wide - A wonderful high vaulted room with floor to ceiling windows overlooking the garden plus seven additional velux windows of which six are electronically operated. Engineered oak floor with underfloor electric heating, radiator. Fully glazed door opening to the rear garden. Door to:

Study - 2.44m x 2.21m (8'0" x 7'3") - Window overlooking the rear garden. Oak floor with underfloor heating. Velux window.

First Floor -

Landing - Window overlooking rear garden. Shelved airing cupboard housing Glow worm gas fired central heating boiler.

Bedroom One - 4.11m x 2.82m (13'5" x 9'3") - A light room with two windows overlooking the rear garden enjoying garden views and two Velux windows. Access to loft storage space which is boarded and fitted with light.

Bedroom Two - 3.51m x 3.45m (11'6" x 11'3") - Window to front with window seat. Two built in double wardrobes. Radiator.

Bathroom - A modern white suite comprising low level w.c, pedestal wash hand basin, panel bath with fully tiled surround, shower screen and shower over. Window to front with window seat. Heated towel rail. Spotlights, extractor fan.

Bedroom Three - 3.56m x 2.62m (11'8" x 8'7") - Window to front with window seat. Built in wardrobe, Radiator. Loft access.

Bedroom Four - 2.74m x 2.59m (8'11" x 8'5") - Window overlooking the rear garden enjoying rural views. Radiator. Door to:

En Suite Shower Room - A half tiled room with modern white suite comprising low level w.c, pedestal wash hand basin, double shower with fully tiled surround, glass door and Mira electric shower. Window to side with blind. Heated towel rail, extractor fan.

Outside - At the front is a wide, well stocked flower bed with attractive stone retaining wall, hydrangeas and climbing roses. A brick drive provides parking and at the side of the cottage is a larger gravelled parking area so there is parking for three cars in total. A path leads alongside the cottage through a wooden gate to the rear garden. Outside tap and electrical socket.

Rear Garden - The rear garden is a sheer delight and has been totally transformed and created by the current owners. It enjoys the sun and complete privacy. A paved terrace accessed from the living room provides plenty of sitting out space with lovely views over the garden with stone retaining walls and deep flower beds with an array of mature shrubs and plants that provide colour and interest. A central path leads to a further patio passing a fabulous Magnolia tree which is a feature of the garden and continues to a level lawn. There are further shrubs and plants including roses, hydrangeas, acers and maple with many more. It really is very special. A stone outbuilding provides storage and the path continues through a wooden gate to the vegetable garden with three raised beds, greenhouse and wooden garden shed. There is also a selection of fruit trees. At the bottom of the garden is a superb Workshop with light and power connected and perfect for hobbies.

Services - Mains water, electric, gas and drainage are connected.

N.B - The electrical circuit, appliances 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 into the village on the A390 from the Truro direction and take the first turning right into Old Hill (signposted to Golden Mill and Bartliver). At the top of the hill take the right hand fork and the property is easily identified on the right hand side.

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