Ref: LCAA6968 Offers in excess of £450,000 Treworld Farm, Minster, Boscastle, Cornwall FREEHOLD

Close to Boscastle and the north Cornish coast; a wonderful renovation project that requires finishing comprising an attractive stone former farmhouse and an adjacent L-shaped barn, incorporated into the accommodation circa 2006/2008 and now requiring finishing touches

but providing 5 bedrooms, 4 reception rooms and a self-contained 1 bedroomed studio/annexe, in a small rural, near coastal hamlet.

Ref: LCAA6968 2

SUMMARY OF ACCOMMODATION Ground Floor: entrance hall/snug, kitchen/family/dining room, bedroom 5/study, boiler room, bedroom 4 with en-suite bathroom (suite not fitted), sitting room, boot room, utility room. First Floor: 3 bedrooms, family bathroom, shower room. Studio/Annexe: studio/bedroom/sitting room 20’ minimum x 14’9”, en-suite bathroom. Outside: lawned hedged gardens to the rear of the property with open lawned gardens fronting the road.

DESCRIPTION This is a wonderful opportunity for somebody to acquire a beautiful old stone farmhouse together with an attached, spacious L-shaped stone barn which was largely converted and refurbished between 2006 and 2008 and incorporated into the accommodation. The barn requires finishing but provides a wonderful space in which to expand the currently, useable accommodation. Behind the farmhouse is situated a detached stone studio/annexe together with hedged lawned gardens. In front of the farmhouse and barn are lawned gardens with direct frontage to the country lane.

Ref: LCAA6968 3

When the barn was converted, underfloor heating was installed and an oil fired boiler. The barn’s accommodation enhances the farmhouse accommodation by adding a huge kitchen/family/dining room 31’6” x 23’9” with a high 18’ vaulted ceiling with exposed A-frame trusses. This wonderful reception room has herringboned wood block flooring throughout and distinct sitting/dining and kitchen areas and two doors from this room open on to flights of oak steps leading down into further bedroom/reception areas which require finishing. The farmhouse has three bedrooms on the first floor, a large family bathroom and separate shower room whilst the ground floor provides an entrance hall/snug with fireplace and woodburning stove, the sitting room with an oil fired Rayburn and slate flag flooring, a utility room and separate boot room. The property has the potential to make a wonderful and spacious family home and due to its proximity to the coast and popular fishing village of Boscastle, it may also provide excellent potential for a holiday home or holiday letting income or is ideal as a main home with the separate studio/annexe which could be let on an assured shorthold or holiday basis, depending on any necessary consents. LOCATION This fine old farmhouse and barn, are situated in the small hamlet of Treworld which although rural is also very close to the north Cornish coast just to the east of the picturesque fishing village of Boscastle. The hamlet is approached through winding lanes which drop down through wooded valleys and out across open farmland that is sparsely inhabited. There are stunning coastal walks in the area to be enjoyed by following the South West Coastal Footpath, accessing picturesque fishing villages, the nearest being at Boscastle and there are broad sandy beaches up to the north at Widemouth and surfing breaks at Widemouth and Millook. This area has a real feel of a bygone era in Cornwall and feels untouched by time, making it popular with many holidaymakers who come to enjoy the unspoilt scenery and coastline. There is fairly easy access back out to the A30 (Cornwall’s main arterial road) which provides swift access south westwards into the county or a dual carriageway link northwards to Exeter where it joins the national motorway network. To the south east, the town of Bodmin provides a mainline railway station that has a direct link to London Paddington with approximate travel time of 4½ hours. To the south, along the coast, are further beaches and coastal resorts of Rock and Polzeath with further fishing villages such as Port Isaac and Padstow all within easy reach. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Recessed front door with outside courtesy light and slate step, part double glazed wooden front door to:- ENTRANCE HALL / SNUG – 14’ x 13’9”. Impressive slate flagged flooring, attractive fireplace with a raised slate hearth on which stands a multi fuel burning stove with slate lintel above,

Ref: LCAA6968 4

window overlooking the front garden, radiator with thermostatic control, part beamed ceiling, stairs ascending to the first floor. Doors off to:-

KITCHEN / FAMILY / DINING ROOM – 31’6” x 23’9”, narrowing to 12’9” at one end. This is a huge reception area with high vaulted ceiling, 18’ at its apex with exposed A-frame trusses and Velux skylight windows. The room is double aspect with high and low level windows flooding the area with light and a large bank of windows overlooking the gardens. Herringbone wood block flooring throughout, recessed mat well beside a part double glazed door opening onto the gardens. There is provision for a fireplace to be installed at one end of the room with a flue already installed at roof height (we understand). The kitchen area is well fitted with a range of white cabinets comprising base level cupboards and drawers topped by stainless steel worktop surfaces, two integrated fridges, large Smeg electric/gas cooking range with a seven ring hob top, central hotplate and oven/grills beneath. Double size white ceramic Butler sink with chromium mixer tap and flexible rinsing hose above, inset ceilng downlighters, door with four oak steps leading down into:- BEDROOM 5 / STUDY – 12’5” x 9’6”. Double glazed Velux skylight window, monopitch ceiling with exposed beam, double glazed windows overlooking the front garden. Another door from the main reception area has four oak steps leading down to the:- BOILER ROOM – 12’3” x 9’. Dual aspect with a double glazed door opening on to the garden. Double glazed window at one end. High monopitched ceiling with Velux double glazed skylight window, freestanding Warmflow oil boiler to supply domestic hot water and central heating. Doorway to:- BEDROOM 4 – 12’3” x 10’7”. Double glazed window with wooden sill beneath, high vaulted ceiling, white painted beams. Doorway to:-

Ref: LCAA6968 5

EN-SUITE BATHROOM – 14’7” x 8’. Dual aspect double glazed window, monopitched ceiling with exposed beam (no bathroom suite has yet been fitted but plumbing and electrics are in place).

From the entrance hall/snug a door on one side opens on to the:-

SITTING ROOM – 13’9” x 10’ minimum to the front of fitted cupboards on either side of the room, two of which are built into chimney breast recesses with the fireplace now housing an oil fired Rayburn with two ovens and hotplates and slate shelves on either side with a large timber lintel above. Open beamed ceiling, slate flagged flooring, excellent range of built-in cupboards. Doorway to:- BOOT ROOM – 11’6” minimum x 7’7”. Slate flagged flooring, single drainer stainless steel sink unit with chromium mixer tap, two windows, open beamed ceiling, recess with built-in cupboard, radiator with thermostatic control. Passageway to:- UTILITY ROOM – 10’5” x 7’7”. Window overlooking the gardens with slate sill, slate flagged floor, space and plumbing for appliances, radiator with thermostatic control, door returning to the kitchen/family room. From the entrance hall/snug a turning staircase ascends to the first floor with first floor split landing doors off to:- BEDROOM 3 – 16’5” maximum x 8’7”. Built into the eaves with severely restricted head height on one side and an open beamed ceiling. Double glazed window overlooking the garden, radiator, range of built-in shelving and cupboards beneath.

Ref: LCAA6968 6

SHOWER ROOM. Fully tiled shower cubicle (currently not in use). Low level wc, pedestal wash hand basin, radiator with thermostatic control, vinyl covered floor, double glazed window.

FAMILY BATHROOM – 14’ x 8’4”. White suite comprising panel enclosed bath with Victorian style chromium mixer tap/shower attachment and tiled wall surrounds, low level wc, pedestal wash hand basin, exposed white painted wooden floorboards, radiator, double glazed window to the front with window seat beneath. Built-in airing linen cupboard with range of fitted shelving housing a foam dipped hot water cylinder with immersion facility. Loft hatch access. BEDROOM 2 – 9’9” x 8’. Double glazed window to the front with window seat beneath, radiator with thermostatic control. BEDROOM 1 – 10’3” x 10’ in to shallow chimney breast recesses. Ornate Victorian style fireplace with outer timber surround and mantel on a slate hearth, double glazed window to the front with window seat beneath, range of built-in shelving.

THE STUDIO / ANNEXE

Part double glazed front door (with outside courtesy light and slate step), opening on to the:- STUDIO / BED SITTING ROOM – 20’ minimum x 14’9”. A lovely impressive room with slate flagged flooring, high vaulted ceiling with exposed white painted A-frame trusses, two built-in shelved storage cupboards with further shelving and cupboards fitted to chimney breast recess, high level conservation style skylight window. Door to:-

Ref: LCAA6968 7

EN-SUITE BATHROOM. White suite comprising panel enclosed bath with hot and cold taps, low level wc, white ceramic wash hand basin on a wooden stand, slate flagged flooring, two double glazed sash windows overlooking the gardens, wooden panelled vaulted ceiling and walls, Vent Axia fan.

OUTSIDE

Treworld Farm sits beside a quiet country lane running from Boscastle out into the countryside and immediately to the front of the property is a broad expanse of lawn with a central slate paved pathway leading up to the front door and attractive herringbone natural stone walling on one side. Behind the main building is the studio/annexe to the side of which is space to park two cars, with a wrought iron gate opening on to a slate flagged pathway between the main farmhouse and the annexe and providing access into the boot room of the main farmhouse. The path then continues along the back of the farmhouse to lawned gardens with slate steps to raised lawns on one side. There is a broad slate terrace

Ref: LCAA6968 8

in front of the annexe and all the remainder of the garden is laid to lawn with a stone garden shed in one corner. There is a secondary access through a galvanised gate into a yard that is shared with a local farmer, part of this yard is owned and could be used for further parking if required. 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 – PL35 0BW. SERVICES – Private water supply (from a spring), mains electricity, private drainage, oil fired central heating, telephone/Broadband subject to supplier’s regulations. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Camelford follow the A39 towards Bude passing Davidstow and shortly before reaching Otterham Station turn left signposted Lesnewth 1¾ miles and St Juliet’s Church 3 miles. Follow this lane for approximately 1½ miles and turn left again signposted Lesnewth ¼ of a mile. Follow this lane down through the hamlet of Lesnewth passing the church on the left hand side and proceed down a steep hill into the valley. This is a very picturesque lane through woodland with a stream running alongside the road. Proceed up the hill on the other side of the valley and on into the hamlet of Treworld. Treworld Farm is to be found on the right hand side. 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 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. 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.

Ref: LCAA6968 9

Not to scale – for identification purposes only.

Ref: LCAA6968 10