This beautifully presented residence comprises an o/f c/h, d/g, 3 recep room with conservatory & study, 4 bed Det Renovated Former Farmhouse. It nestles in some 5.6 acres & includes a triple garage, cob barn, gardens with lake, productive paddock & native woodland.

THIS QUITE BEAUTIFULLY PRESENTED AND EXCEPTIONALLY WELL-APPOINTED COUNTRY RESIDENCE COMPRISES AN OIL-FIRED CENTRALLY HEATED, DOUBLE GLAZED, 3 RECEPTION ROOM WITH CONSERVATORY AND STUDY, 4 BEDROOM DETACHED RENOVATED FORMER FARMHOUSE. IT LIES CONVENIENTLY BETWEEN HOLSWORTHY AND LAUNCESTON AND NESTLES IN SOME 5.6 ACRES INCLUDING A TRIPLE GARAGE, TRADITIONAL COB BARN, LOVELY LANDSCAPED GARDENS WITH LAKE, PRODUCTIVE PADDOCK AND NATIVE WOODLAND.

THE RESIDENCE This exceptional home was renovated some 12 years ago to a high quality so rarely encountered in today?s market. Lovingly cared for and finely presented by the current Vendors we have no hesitation in highly recommending the following accommodation to the most discerning purchasers: Entrance Porch, Entrance Hall, Morning Room, double aspect 20ft Lounge with great outlook over grounds to surrounding countryside, stunning Conservatory, Galleried Study, Dining Room, Kitchen/Breakfast Room, Utility/Shower Room, First Floor Landing with access to fully boarded loft, 4 Bedrooms and Family Bathroom.

LOCATION Beer Hill House is situated on the very edge of this very small and unspoilt village with its well-respected Primary School and Church. The market towns of Holsworthy and Launceston are some 4 miles and 10 miles respectively and between them offer an excellent range of Shops, Schools, Leisure Amenities and Professional Services. Bude on the spectacular North Cornish coast is some 15 miles, whilst the Cathedral City of Exeter with its intercity rail links and motorway connection is some 50 miles.

DIRECTIONS TO FIND From Holsworthy proceed on the A388 towards Launceston and proceeding up the hill out of the village of Clawton the property will be found on the right hand side with Christopher Bond ?For Sale? notices clearly displayed.

THE ACCOMMODATION COMPRISES (all measurements are approximate) :-

GROUND FLOOR
The property is accessed through a part stained wood timber glazed front door to:

ENTRANCE PORCH
With two side aspect stained wood double glazed windows, tiled floor, enclosed central ceiling light and further timber glazed door to:

ENTRANCE HALL
Stairs rise to the first floor with attractive wooden balustrades. Solid timber door to the understairs storage cupboard with fitted shelves and light. Fitted carpet. Central ceiling light. Telephone point and radiator. Solid wood door to the Morning Room with further wooden door to:

MORNING ROOM 11'10 x 10'6 (3.61m x 3.20m) Useful second reception room with front aspect stained wood double glazed window affording views over the front garden. Feature alcove. Central ceiling light. Fitted carpet. Radiator. Television point. Telephone point. Solid wood door to:

HALF LANDING Small staircase with wooden balustrade leading up to the Gallery/Study with further smaller staircase leading down to:

LOUNGE 20'7 x 16'5 (6.27m x 5.00m) Superb ?light and airy? reception room with four stained wood double glazed windows to the side and rear aspects. The side aspect windows capture pleasant views over the lake with a backdrop of open countryside whilst the rear aspects enjoy a view over the well-maintained rear gardens with countryside view beyond. Open fireplace with ?Baxi? grate and slate hearth, mantel over and exposed stonework around. Fitted carpet. Numerous wall lights. 2 Radiators. Television point. Understairs storage area. To one end of the room is a vaulted ceiling up to the gallery. Pair of large timber framed French doors with glazed side panels open directly into:

CONSERVATORY 20'10 x 14'5 (6.35m x 4.39m) Delightful addition with timber framed double glazed windows throughout mounted on a low wall. Vaulted glazed roof with custom-made fitted blinds. The front and side aspects capture a delightful outlook over the lake. Well maintained lawns and garden. Tiled floor. Internal water tap. Wall lights. Window opening in roof. To one side of the conservatory is a pair of part glazed timber framed French doors leading out to the garden.

GALLERIED STUDY 16'6 x 14'6 (5.03m x 4.42m) Art studio or study situated above the sitting room. Two sided aspect ?Velux? windows. Fitted carpet. Ceiling light. Range of built-in wooden storage cupboards with fitted shelves to one side of the room. Exposed roof timbers. Wooden balustrade overlooks the rear of the sitting room and half landing.

DINING ROOM 12'9 x 11'8 (3.89m x 3.56m) Delightful front aspect reception room with stained wood double glazed window overlooking the well-tended front gardens. The focal point of this room is a multi-fuel stove housed on top of a slate hearth with a brick arch above. Fitted carpet. Central ceiling light. Radiator. Exposed wooden beam over a feature alcove.

KITCHEN/BREAKFAST ROOM 19'0 (5.79m) max x 8'3 (2.51m). A well-equipped rear aspect kitchen with a stained wood double glazed window and part glazed hardwood ?Stable? door with outside security light over. Extensive range of solid wood eye and base level units with glazed display cabinets. Roll edge worktop incorporating a stainless steel sink/drainer unit. Integrated fridge/freezer and dishwasher. Inset electric ceramic hob top with double oven below. ?Amtico? tiled floor. 2 Ceiling lights. Radiator. Solid wood door to the Dining Room and with further wooden door to:

UTILITY ROOM 10'7 x 8'1 (3.23m x 2.46m) Rear aspect utility room with stained wood double glazed window. ?Belfast? sink with storage below. Space and plumbing for washing machine. Further space for freestanding appliance. Tiled floor. Coat hooks. Small wall mounted cupboard housing consumer unit ?Boulter Camray 3? boiler serving domestic hot water and central heating systems. Open plan access to:

GROUND FLOOR SHOWER ROOM Fully glazed shower unit housing ?Mira Sport? electric shower and a low-level W.C. Heated towel rail. Central ceiling light. Extractor fan.

FIRST FLOOR LANDING With all rooms leading off. Solid wooden balustrade face the staircase. Fitted carpet. Ceiling light. Smoke detector. Front aspect stained wood double glazed window. Telephone point. Access to loft space.

MASTER BEDROOM 13'1 x 11'7 (3.99m x 3.53m) Front aspect master bedroom with stained wood double glazed window overlooking the front garden with adjoining countryside beyond. Fitted carpet. Central ceiling light. Radiator. Telephone point. A deep alcove to one side of the chimney breast.

BEDROOM 2 12'3 x 10'5 (3.73m x 3.18m) Another front aspect double bedroom with stained wood double glazed window affording the same rural countryside view. Central ceiling light. Fitted carpets. Television point. Radiator.

BEDROOM 3 10'6 x 8'4 (3.20m x 2.54m) Rear aspect double bedroom with stained wood double glazed window with delightful view over the landscaped rear garden and open countryside beyond. Fitted carpet. Central ceiling light. Radiator.

BEDROOM 4 12'7 x 7'11 (3.84m x 2.41m) Another rear aspect bedroom with stained wood double glazed window. Wooden door to airing cupboard housing factory lagged hot water cylinder with immersion heater and fitted shelving. Radiator. Central ceiling light. Fitted carpet.

FAMILY BATHROOM 7'4 x 5'9 (2.24m x 1.75m) Fully tiled bathroom with rear aspect timber framed double glazed window. White matching suite comprising panel enclosed bath with coupled shower attachment and screen. Low-level W.C. Attractive pedestal wash hand basin. ?Amtico? floor tiles. Large heated towel rail (can be used independently of the central heating system). Concealed central ceiling light. Shaver point.

LOFT SPACE Overall measurement 26'8 (8.13m) into eaves x 16'11 (5.16m) into eaves. The loft space is entirely boarded with woodchip floorboards. Plastic water tank to one corner. Central ceiling light. Telephone point. Power points. Exposed wooden ?A? frames. Metal loft ladder provides access. The loft space may have further potential (subject to necessary planning consents).

OUTSIDE
To the front of the property is an attractive level lawned area. A stone paved path located close to the house leading from the side is found terminating at the front door. Bordering the lawned area is a large raised flowerbed with natural dry stone retaining wall. Contained within the flowerbeds are a variety of shrubs and trees; bordered by a wooden fence to one boundary and a natural hedge to the other. Contained amidst the lawned area is a sunken circular ornamental fishpond with raised circular paved area to one side and wooden pergola over. Outside the Conservatory is a stone paved area ideal for ?Alfresco? dining. Away from the house a SMALL LAKE with central island fed by a natural spring. To one side of the lake is a wooden decked area. Leading from the front to the rear of the property is a pathway.

The side and rear gardens have Large landscaped areas with a variety of specimen trees planted to one end. The property is approached over an impressive gravelled driveway that proceeds past the DETACHED TRIPLE GARAGE BLOCK 25'11 x 18'0 (7.90m x 5.49m) with double and single metal up-and-over doors. Security light over. Two side aspect timber framed double glazed windows. Concrete floor. Power and light connected. Internal water tap. There is access to the eaves space providing further potential storage. The triple garage block sits underneath a pitched tiled roof with coloured render on the outside. To the front of the garage block is a small turning area. Further along the drive to one side is a terraced area of lawn with retaining wall. Steps can be found leading from the gravelled drive, communicating directly to the rear door of the house. Off the rise of steps are flowerbeds and areas of hard landscaping. Amidst this, access is found to a DETACHED STONE AND COB BARN 17'3 (5.26m) max x 12'2 (3.71m)To the rear of the barn is a single glazed ?arrow-slit? window with two further ?potential? windows to side aspect. A timber door leading into the barn is found to the front elevation. Internally the barn can be found on two separate levels having steps joining the two. Exposed wooden beams. Power and light. Pitched slate roof. Attached to the rear of the main house is a STONE STORAGE SHED with a wooden door accessing the oil tank housed inside. Slate roof and coloured render. To one side of the storage shed is a private paved area.

LAND
The land and gardens extend to approximately 5.68 ACRES. The land is sloping, well-drained pasture and native broadleaf woodland. In total the two enclosures have natural boundaries contained within post and wire fencing. Both enclosures have a five-bar gate accessing directly off the A388. To one corner of the principal enclosure is a G.I. FIELD SHELTER used for storage purposes (ideal for conversion to stables). Leading away from the largest field is 1.8 ACRES of broadleaf woodland that continues along the stream boundary surrounding the landscaped gardens.

SERVICES Mains water and electricity. Private drainage.

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

PRICE FREEHOLD £499,999

Vacant Possession upon CompletionTo view and all further particulars, please apply to the Agents as detailed overleaf.

*Office Hours Monday to Friday: 9.00 AM 5.30 PM (INCLUDING LUNCH HOUR)*
Saturdays: 9.00 AM 4.00 PM (INCLUDING LUNCH HOUR) SUNDAYS: 10.00 AM 12 NOON
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www.christopher-bond.co.uk

DISCLAIMER
1. Any representation made by Christopher Bond Estate Agents, whether orally or in writing and whether made in these particulars or prior to their production is believed to be correct but its accuracy is not guaranteed and it should not be relied on.
2. Any areas, measurements, distances or orientations given are approximate only.
3. The property, its services, appliances, fixtures and fittings have not been surveyed or tested by the agents.
4. Any reference to alterations to or use of the whole or any part is not a statement that any necessary planning, building regulations or other consent has been obtained.

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