Ref: LCAA6898 LOT 1 - £475,000 / LOT 2 - £300,000 Whitewalls Farm, Warleggan, Nr. Bodmin, Cornwall FREEHOLD

Complete rural peace and tranquillity with panoramic views over open

countryside are probably two of the main reasons why somebody would wish to purchase this stunning farmstead comprising a 6 bedroom detached split-level house with extremely versatile accommodation and the potential

for further extensions, subject to consent. The property is set within 34½ acres (available in 2 lots). The land comprises garden areas and 19 field

enclosures. There are a variety of outbuildings including a large summerhouse/studio with Lot 1 and a series of barns. The property backs onto open moorland and enjoys fantastic views out over countryside in An

Area of Outstanding Natural Beauty.

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SUMMARY OF ACCOMMODATION LOT 1 Ground Floor: entrance porch, cloakroom, sitting room, kitchen/dining room, conservatory, second kitchenette/dining room, 2 bedrooms with Jack & Jill en-suite bathroom between them. First Floor: 3 bedrooms, en-suite and family shower rooms, large lounge/dining room with decked balcony. Second Floor: eaves/attic bedroom. Outside: large attached adjacent workshop with excellent potential for inclusion into the main house accommodation, subject to any necessary consents, plant room and bore hole equipment cupboards. Formal garden areas around the house, a small paddock adjacent to the summerhouse and a small, open fronted barn to the west of the house. Surrounded by garden and paddock approaching 2 acres. In all the land is approaching 2 acres plus the long private driveway from the lane. LOT 2 Approximately 32½ acres comprising 19 field enclosures plus a right of access over the private drive to the farmhouse, in order to access the land and a stock holding yard with two large open fronted barns to the north and south providing the perfect area within which to winter livestock. Lot 2 is available by separate negotiation and will not be sold prior to Lot 1. N.B. we understand the property has Commoners Grazing Rights on the moor which also attract some eligibility for Single Farm Payments.

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DESCRIPTION LOT 1 A wonderful opportunity to acquire a remote and very private renovated farmhouse occupying a stunning position adjacent to open moorland and comprising a 5/6 bedroomed house with several outbuildings including a large summerhouse/studio, workshops/stores and an open fronted barn together with garden and a paddock, in all approaching 2 acres. The farmhouse is extremely versatile and has been used in the past as three separate holiday letting units as it divides fairly readily into three self contained areas. The property is currently used as one large house providing accommodation arranged over three floors with six bedrooms, two large open-plan reception areas plus a sitting room and conservatory and four bath/shower rooms. The property could be easily adapted to multiple occupation or part of it could be divided off as an annexe or used for holiday letting purposes, subject to any necessary consents. Behind the house is a large garage/workshop area arranged in two large rooms part of which looks as though it may have been a residence historically as there is a large fireplace in the workshop. This area may also offer excellent potential for inclusion into the accommodation, subject to any necessary consents. There are more formal garden areas around the house and on the western side there is a large detached prefabricated studio (39’ x 19’6”). This is currently sub-divided into separate rooms but is a very versatile space which could have a multiple of uses such as a gym, work from home environment, games/hobbies room or large workshop. This building is situated with its own private garden area divided away from the main gardens by tall cypresses trees.

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There are two vehicular accesses, one of which leads into a large parking area with plenty of hardstanding for caravans, boats, trailers etc. The other is a gated access directly up to the house with parking in front of the house, further parking to the side and a vehicular access through to the garage/workshop behind. There is also a large open double sized car port which can be accessed from this driveway. The property is approached from a quiet lane on the moor, the long private driveway will be with Lot 1, the driveway is well metalled and threads its way between the field enclosures up to the house. If sold separately, Lot 2 will have a legal right of access to the field from this driveway. LOT 2 Lot 2 comprises 19 field enclosures of lovely pasture land which are certified organic entry level fields for the single farm payment purposes that currently attract a good grass rental rate per annum. This area comprises approximately 32½ acres and is available at a guide price of £300,000. All the field enclosures will be accessed from the private drive, owned by the farmhouse and some of the field enclosures have direct access out onto the moorland at the rear of the property. On the approach driveway to the farmhouse, a fork provides access into a large concreted yard which is purpose built for livestock and on either side of the yard are large open fronted barns that can provide good storage or be used for over wintering livestock. N.B. It should be noted that a permissive bridleway/footpath runs along the driveway passes the farmhouse and exits through a gate, out on to the moor. We understand from our client and the current tenant that this is un-signposted and fairly infrequently used. It may be possible, by negotiation in the fullness of time, to re-direct the footpath/bridleway by arrangement with the Council and Ramblers Association etc.

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LOCATION The property is situated directly on the edge of Bodmin Moor with a gated access in the boundary out onto the open moorland, thereby providing immediate and excellent outriding and walking. A long country lane approaches the property from the hamlet of Warleggan, threading its way through open farmland and moorland divided by cattle grids. This in An Area of Outstanding Natural Beauty with a real sense of ancient Cornwall and immediately behind the property, there is a site of an early settlement, virtually adjacent to the boundary, proving this to have been a popular place to live for many many years! The charming and peaceful rural hamlet of Warleggan situated on the side of a valley overlooking miles of unspoilt countryside with the surrounding moorland providing access to many historical monuments, lakes and large tracts of forestry. To the south east and west are softer rolling countryside and woodland where the upper reaches of the River Fowey roll down through the Glynn Valley and notable features such as Golitha Falls are within a short drive. The property enjoys easy access out to the A30 through the roads that cross the moorland into the surrounding river valley. The A30 provides a dual carriageway link all the way northwards to Exeter where it joins the national motorway network and provides swift access further into Cornwall and both north and south coastal resorts. The nearby town of Bodmin provides a wide array of leisure, commercial and retail facilities, out of town trading estates and supermarkets and both primary and secondary schools. There is a private airfield in the nearby village of Cardinham and Newquay Airport, to the south west, provides daily shuttle flights to UK and some European airports. The property is virtually equidistant between the north and south coasts with the rugged Atlantic coast providing some beautiful coastal scenery and excellent bathing/surfing/kite surfing beaches. The softer south coast features nearby fishing villages at Looe, Polperro and Mevagissey with lovely sandy beaches facing the English Channel. The deep natural harbour at Fowey provides access to sailing facilities, two yacht clubs and moorings for pleasure craft.

LOT 1 – THE FARMHOUSE THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Partially double glazed wooden entranced door with double glazed window to the side, opening onto:- ENTRANCE PORCH. Slate flagged flooring, inset ceiling downlighters, doors off to:-

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CLOAKROOM. White low level wc, pedestal wash hand basin with tiled splashback, inset ceiling downlighters and extractor fan, slate tiled flooring. KITCHEN / DINING ROOM – 15’ to the stairs x 11’8”. A lovely dual aspect room with double glazed windows overlooking the gardens, a range of rustic oak cabinets comprise base level cupboards and drawers with varnished oak worktop surfaces, an ancient fireplace on one side has impressive outer granite surrounds and built-in timber open shelving, ample room for table and chairs, slate flagged flooring, beamed ceiling with inset downlighters, boxed in electric meter and electric circuit breaker board. Door to built-in understairs storage cupboard and turning staircase ascending to the first floor. Wall mounted thermostatic control for the central heating, walkway with large timber lintel above creating a semi open-plan entrance to the:- SITTING ROOM – 17’9” x 10’7”. At one end of the room is an impressive granite fireplace with raised slate hearth and woodburning stove, exposed oak board flooring, four wall light points, double glazed windows providing lovely views over the gardens to moorland beyond, television aerial points, occasional lighting points, twin double glazed panelled doors open on to the:-

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CONSERVATORY – 11’6” x 8’9”. Oak framed on low walls with double glazed wooden framed windows on all three sides providing lovely views over the gardens and the surrounding moorland. Double glazed panelled door opening onto the garden, painted wooden floorboards, radiator with thermostatic control, vaulted ceiling with exposed oak trusses, wall light point. From the kitchen/dining room a turning staircase with wooden handrail, newel posts and banisters ascends to a:- FIRST FLOOR LANDING. Radiator with thermostatic control, inset ceiling downlighter, staircase ascending to the second floor, doors off to:- BEDROOM 1 – 11’6” x 9’6”. Double glazed windows providing far reaching views over garden and moorland, radiator with thermostatic control, two wall light points. BEDROOM 2 – 11’5” x 8’7” plus 6’4” x 3’ door recess area. Dual aspect with double glazed windows overlooking the gardens, radiator with thermostatic control, painted floorboards, wall light points. BATHROOM – 11’5” x 7’8”. White suite comprising a panel enclosed bath with chromium mixer tap and shower attachment with concertina shower screen to one side. Opaque glazed window, low level wc, pedestal wash hand basin with tiled splashback and wall mounted light/shaver point above. Vinyl floor, radiator with thermostatic control, built-in toiletries cupboard.

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From the first floor landing a turning wooden staircase with wooden handrail and banister to one side ascends to a:- SECOND FLOOR LANDING. Door off to:- BEDROOM 3 – 13’3” x 12’9” (floor area). This room is built into the eaves with exposed A-frame trusses and restricted head height on both sides. Exposed wooden floorboards, two conservation style double glazed skylight windows provide far reaching views out over moorland. Painted floorboards, radiator with thermostatic control, built-in shelving on either side, occasional lighting point.

EN-SUITE SHOWER / WET ROOM. Fully tiled floor and walls with fitted chromium shower and floor drain, white ceramic pedestal wash hand basin with wall mounted mirror, light and shaver point above, low level wc, extractor fan, double glazed conservation style skylight window, chromium ladder radiator/towel rail.

From the first floor landing of the main house a narrow doorway with steps down descends to further:- SPLIT LANDING. Doors off to:- SEPARATE WC. White suite comprising low level wc, pedestal wash hand basin with tiled splashback, oak floorboards, high vaulted ceiling with exposed trusses, inset ceiling downlighter, extractor fan. BEDROOM 4 – 15’4” x 14’ (overall, including the stairs and en-suite shower room). The bedroom area is galleried above a stairwell, is L-shaped with two double glazed conservation style skylight windows, occasional lighting point, radiator with thermostatic control, painted floorboards. Wall mounted thermostatic control. Door to:-

EN-SUITE SHOWER ROOM. Fully tiled shower cubicle with fitted shower and chromium fitments, pedestal wash hand basin with tiled splashback, low level wc, ceramic tiled floor, opaque skylight window, wall mounted electric light and extractor fan, electric chromium ladder radiator/towel rail. A flight of stairs down from this room opens onto a:-

KITCHEN / DINING ROOM – 14’2” x 12’. This room has a kitchenette with white ceramic 1½ bowl sink unit with chromium mixer tap, four ring electric hob with stainless steel splashback, oven/grill beneath, space and plumbing for dishwasher, ample room for table and chairs. In one corner is a raised slate hearth on which stands a woodburning stove, a range of built-in cupboards, large built-in understairs storage cupboard, twin double glazed French doors opening onto a private section of rear garden with gravelled patio sitting area immediately outside, painted floorboards, radiator.

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From the secondary landing a flight of six steps descend to a:- FIRST FLOOR SITTING ROOM / DINING ROOM – 16’3” x 15’4” plus 8’7” x 6’5” (L-shaped). Triple aspect, on two sides are double glazed doors opening onto a large decked balcony that provides stunning far reaching views over open moorland. Two further double glazed windows. High vaulted ceiling with impressive exposed A-frame trusses, central stair gallery with stairs descending to the ground floor, oak panelled flooring, two radiators with thermostatic controls, occasional lighting points, television aerial point, raised slate hearth with woodburning stove. A flight of stairs galleried in the sitting/dining room descends with a wooden handrail to one side, to a:- GROUND FLOOR HALL. With doors off to:- BEDROOM 5 – 14’9” x 10’5”, narrowing to 7’ by the en-suite. Twin double glazed French doors opening onto the front garden and providing far reaching views over fields and moorland, painted wooden floorboards, occasional lighting points, wall mounted thermostatic control. Door to:-

JACK AND JILL EN-SUITE BATHROOM. White suite comprising a panel enclosed bath with tiled wall surround, fitted shower above with glazed shower screen to one side, pedestal wash hand basin with tiled splashback, wall light point and electric shaver point above, low level wc, ceramic tiled floor. Inset ceiling downlighters and extractor fan, electric towel rail. Door to:-

BEDROOM 6 – 14’8” x 8’7”. Twin double glazed French doors opening onto the front garden providing far reaching views over countryside, painted wooden floorboards, built-in understairs storage cupboard, occasional lighting points.

OUTSIDE

Within Lot 1 will be the ownership of the long private, well metalled driveway with a legal right of access granted to the fields (Lot 2) if they are sold separately. On approaching the farmhouse, the driveway splits, one side goes over a cattle grid into a large parking area with lawn surrounds and the other is a gated asphalted driveway which leads up to the house. Immediately around the house are formal gardens with sheds, an OPEN FRONTED CAR PORT – 29’4” x 11’9”. Opposite this is the WORKSHOP divided into two rooms with a wide opening between the two 24’2” x 10’9” and 28’6” x 14’. Clear corrugated and metal roofing on large timber rafters, electric light and power. In one corner is a timber shed holding all the filtration and pumping equipment for the borehole. Further door to

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plantroom housing a pressurised hot water cylinder and all the central heating and hot water controls. On the right hand flanking wall of the house a door opens into a plant room where there is a large freestanding Japis boiler that can use oil or biomass fuels and provides the house with hot water and central heating. Beside the boiler is a large hot water storage tank. SUMMERHOUSE / HOBBIES ROOM / GAMES ROOM / GYM – 39’2” x 19’6”. A large purpose built prefabricated building with rendered walls, glazed panelled entrance door, double glazed windows all around, this building is currently divided into six different rooms with interconnecting doors and hallways, one of which is currently equipped as a bathroom. There is a central heating system, water and power laid on and this would make an ideal work from home environment or hobbies/consulting rooms etc. artist’s/pottery studio, the potential uses for this building are endless. The building is surrounded by high cypresses trees and lawn, dividing it away from the farmhouse very neatly and giving both privacy. Beside the summerhouse enclosure is a further small paddock, enclosed with hedged and fenced boundaries. In all Lot 1 is approaching 2 acres.

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LOT 2 In total, there are 19 field enclosures totalling approximately 32½ acres, designated as organic entry level for the single farm payments and generating some £3,000 per annum from the single farm payment. The fields are currently subject to a annual grass rental agreement which expires in March 2018 and provides an income of £1,920 per annum. Off the approach driveway a track to the left accesses a livestock yard with concrete base and on either side are large open fronted barns ideal for wintering stock or storage.

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GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com. POST CODE – PL30 4HF. SERVICES – Mains electricity, private water supply via borehole, private drainage, central heating boiler is capable of running from oil or biomass, the boiler provides all hot water and central heating. There are two hot water tanks one of which is beside the boiler the other is accessed from the plant room off the workshop and the one accessed from the workshop can provide hot water on an electric immersion heater (we understand). For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Truro take the A30 northwards towards Bodmin and turn off towards the A38/Liskeard turning. Proceed up the slip road to a roundabout at which turn right, go across a bridge and down to another roundabout at which turn left towards the crematorium, Fletchers Bridge. Follow this road for 4½ miles down through a valley and up the other side and cross a cattle grid on to the moor turn right towards Warleggan and Mount and in the village of Mount turn left towards Warleggan, by the war memorial. Follow the road into the hamlet of Warleggan and just as you enter the hamlet, on a sharp right hand bend, is a triangle of grass on your left side. Turn left at this triangle and follow this treelined lane upwards crossing a cattle grid and after a while you will see the entrance to White Walls Farm on your right hand side. Go over the cattle grid and proceed up the asphalted road to the house.

AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in

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relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy. FOOTPATHS / BRIDLEWAYS – We understand that a permissive bridleway/footpath follows the entrance driveway all the way through to the farmhouse and then proceeds past the farmhouse and out through a gate onto the open moor. We understand from our client and the current tenant that the footpath/bridleway is not signposted and is fairly infrequently used. The obvious advantage of having this to the owner is that this access out onto the moor provides instant outriding over many acres of common moorland without the need to go near public highways. It may, be possible at some time in the future to vary the route of this footpath, subject to consent from the Council and any other regulatory authority. OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

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Not to scale – for identification purposes only.

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Not to scale – for identification purposes only.

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For reference only, not to form any part of a sales contract.

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