Former Vicarage with rural views, 2 recep. rooms, garden room, 'Aga' kitchen/breakfast room, 4 beds (3 en-suite), self-contained 2 bed cottage, games room with potential for conversion, 3 car garage, gardens of over 1 acre.

THE RESIDENCE The Old Vicarage is a most attractive period residence which has been extensively modernised and restored by the present owners to now provide a delightful family home with all of the principal rooms being south facing and enjoying views over the surrounding countryside. The house has an attractive colour washed rendered finish under a slated roof and many features include exposed beams, slate floors, dado rails and shutters to some of the windows. To the rear of the house there is a self contained cottage which is currently used for holiday letting purposes and on the opposite side of the courtyard, the former Church Room has planning consent for conversion to a further 2 bedroom holiday letting cottage. Alternatively , it is considered this building could be ideal for use for someone wishing to work from home or for other purposes (subject to any necessary consents being obtained).

LOCATION Clawton with its well-respected Primary School and Church is a small unspoilt village between Holsworthy and Launceston. The bustling friendly market town of Holsworthy is some 3 miles with its comprehensive range of Shops, Professional Services, Leisure amenities and Schooling to secondary level. The A30 at Launceston is about 11 miles.

DIRECTIONS TO FIND From Holsworthy proceed on the A388 Launceston Road for some 3 miles and upon entering the village of Clawton take the first turning on the right towards the Parish Church. Proceed up the lane for approximately 0.25 of a mile and the entrance to the The Old Vicarage will be found on the left hand side just beyond the church.

THE ACCOMMODATION COMPRISES (all measurements are approximate) :-

GROUND FLOOR

ENTRANCE PORCH Oak front door opening to:

RECPETION HALL 2 Radiators. Built-in cupboards under stairs.

CLOAKROOM Wash hand basin. W.C. Radiator.

LIVING ROOM 20'9 x 14'3 (6.32m x 4.34m) Plus recessed fireplace with bread oven feature. Fitted propane gas coal effect stove. Double aspect (north and south). Fitted window seats. Radiator.

DINING ROOM 14'4 x 14'0 (4.37m x 4.27m) Plus open stone surround fireplace with bread oven feature. Stone hearth. Exposed stone wall feature. Fitted window seats. Radiator.

GARDEN ROOM/SUN LOUNGE 16'8 x 14'4 (5.08m x 4.37m) Windows to 3 sides. 2 pairs of French doors opening to garden. Further double doors to garden. 2 Radiators.

STUDY 11'7 x 11'0 (3.53m x 3.35m) Plus former stone surround fireplace. Bressummer beam and exposed chimney breast over. Radiator. Stable door to:

KITCHEN/BREAKFAST ROOM 18'0 x 16'6 (5.49m x 5.03m) MAX. Double aspect (east and west). Attractively fitted in matching natural wood units comprising stainless steel 1½ bowl single drainer sink unit set in 'L' shaped worktop. Range of drawers, cupboards and plumbed in 'Miele' dishwasher under. Range of wall cupboards over. 2 Further worktops with drawers and cupboards under. 'Ceran' 4 -ring electric ceramic hob set in tiled worktop. Cupboards and built-in electric over under. Blue enamelled oil fired 2 -oven 'Aga' with adjoining boiler. Built-in store cupboard. Tiled floor. Stable door to garden. (NB: The boiler is a 'Potterton' boiler in an 'Aga').
UTILITY ROOM 8'0 x 5'2 (2.44m x 1.57m) Double aspect (north and west). Stainless steel single drainer sink unit set in 'L' shaped worktop with cupboard and plumbing for washing machine and tumble drier. Wall cupboards over. A staircase leads from to Reception Hall to:

FIRST FLOOR LANDING The staircase divides and to the west lies:

LOBBY Built-in airing cupboard with pre-lagged hot water cylinder and fitted immersion heater. Giving access to Principal Bedroom Suite comprising:

BEDROOM 1 14'4 x 12'2 (4.37m x 3.71m) Plus range of built-in wardrobe cupboards. Open ceiling to the roof with exposed 'Cruck' beams. Radiator. Communicating door to:

SHOWER ROOM Luxury 5'5 (1.65m) Shower cubicle. Wash hand basin. Close-coupled W.C. Radiator.

On the eastern side of the staircase is a Guest Suite comprising:

BEDROOM 2 11'0 x 10'11 (3.35m x 3.33m) Double aspect (east and west). Radiator. Communicating door to:

BATHROOM EN-SUITE Panelled bath with overhead shower unit. Pedestal wash basin. Close coupled W.C. Built-in airing cupboard with lagged hot water cylinder and fitted immersion heater. Radiator.

BEDROOM 3 10'9 x 10'0 (3.28m x 3.05m) Radiator. Communicating door to:

SHOWER ROOM EN-SUITE Tiled shower cubicle. Wash hand basin. Close coupled W.C. Ladder towel rail.

BEDROOM 4 10'11 x 10'3 (3.33m x 3.12m) max. Radiator.

On the northern side of the house there is a Self Contained Cottage known as:

THE COACH HOUSE

ENTRANCE HALL Glazed door opening to:

KITCHEN 12'7 x 7'2 (3.84m x 2.18m) Fitted in matching units comprising stainless steel single drainer sink unit with adjoining worktops. Range of drawers and cupboards under. Wall cupboards over and incorporating 4-ring electric high level oven unit. Cupboards under and over. Wall mounted automatic propane gas fired boiler with programmer. Plumbing for washing machine and dishwasher. Radiator.

LIVING ROOM
Landing: Built-in airing cupboard with pre-lagged hot water cylinder and fitted immersion heater.

BEDROOM 1 15'4 x 10'8 (4.67m x 3.25m) Vaulted roof with exposed beams. Radiator.

BEDROOM 2 15'4 x 9'8 (4.67m x 2.95m) Vaulted roof with exposed beams. Radiator.

BATHROOM Panelled bath with overhead shower unit. Pedestal wash basin. Close coupled W.C. Radiator.

On the opposite side of the courtyard to the House and the Coach House lies the:

OLD CHURCH ROOM An attractive building with colour washed finished stone construction under a slated roof currently comprising:

STORE ROOM 11'10 x 6'11 (3.61m x 2.11m)

CLOAKROOM Low level W.C. Wash hand basin.

BILLIARDS/GAMES ROOM 23'3 x 15'0 (7.09m x 4.57m) Currently housing a full size billiard table. 2 Wall mounted gas heaters. (NB: This building has planning consent for conversion to a 2 storey self-contained holiday cottage comprising a living room, kitchen and 2 bedroom units.

On the southern side of the Old Church Room is:

5 SIDED CONSERVATORY 14'2 x 10'6 (4.32m x 3.20m) max. Electrically operated ventilators. French doors opening onto garden.

On the northern side of the Old Church Room there is an Open 2 Car Garage 27'6 x 19'6 (8.38m x 5.94m) Loft storage space over. Electricity connected.

OUTSIDE
The delightful gardens to the front of the house extend around the churchyard and are mainly laid to rolling lawns interspersed with a variety of ornamental shrubs, trees and conifers including Cherry, Apple and Laurel, as well as numerous shrubs and flowers The gardens fully extend along the western side of the house and around to the south, bordered on one side by the churchyard and on the other side by open fields. Adjoining the Sitting Room and Garden Room there is a paved terrace which leads onto a gravelled path giving access to a large lawned area of garden with an ornamental fishpond, rockery and waterfall together with a variety of ornamental shrubs, flowering plants and mature trees including Magnolia, Yew Trees, Clematis as well as numerous spring bulbs.

The garden extens down to a well maintained Kitchen Garden Area with a variety of soft fruits, Strawberry plants and a Polytunnel 25'0 x 15'0 (7.62m x 4.57m). A grass path then leads down to a further fully enclosed are of garden which comprises an Orchard with a variety of fruit trees including Apples, Plum, Pear and Cherry trees and being surrounded on all sides by open fields.

On the eastern side of the house there is a useful Workshop 12'9 x 6'2 (3.89m x 1.88m) Electricity connected. TIMBER BUILT GARDEN SHED. Outside lighting. Outside water supply.

SERVICES Mains water and electricity. Private drainage. Propage Gas.

COUNCIL BAND Band 'G' (please note this council band may be subject to reassessment).

PRICE FREEHOLD GUIDE £695,000

Vacant Possession upon Completion

To view and all further particulars, please apply to the Agents as detailed overleaf.

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