Boyton, Launceston, Cornwall, PL15

A versatile 3 bedroom barn conversion with additional detached one bedroom annexe, positioned in a south east facing plot totalling 0.34 acres. Views over rolling countryside towards the moors are afforded while the property backs onto open farmland. The barn offers good sized accommodation with 3 bedrooms and bathroom on the first floor. On the ground floor is a cloakroom, an open plan kitchen, dining and living space. A wonderful garden room opens out onto the lawn with bifold sliding doors. The detached annexe enjoys its own garden space externally with it comprising a lounge / diner, kitchen, double bedroom and shower room. On the first floor is a large attic space which could easily be further converted subject to the necessary planning consents being achieved. LOCATION Higher South Beer is located within the rural Parish of Boyton. Boyton takes it�s name from Boia�s Farm as mentioned in the Domesday Book as Boitone. Boyton village itself has a primary school, Church and Methodist Chapel and is set just off the B3254 with the town of Launceston to the south and the coastal resort of Bude to the north. The ancient former market town of Launceston offers a larger range of shopping, commercial, educational (primary and secondary schooling) and recreational facilities including leisure centre with swimming pool. Launceston sits astride the A30 dual carriageway giving access west further into Cornwall and the Cathedral City of Truro and east to the city of Exeter (44 miles) with its M5 motorway link, international airport and intercity rail link. The city of Plymouth lies approximately 26 miles to the south of Launceston and provides continental ferry port and intercity rail link. In all directions from Boyton there are outstanding natural scenery, to the north of Boyton are the stunning stretches of North Cornwall / North Devon cliff scenery interspersed with quaint former fishing villages and popular sandy beaches ideal for surfing, swimming and rock pooling. To the east of Boyton, Dartmoor National Park provides wild open spaces, to the south west Bodmin Moor is also ideal for walking and riding whist running south from the property is the secretive Tamar Valley steeped in mining history and unspoilt valley scenery. A half glazed door leads into:- ENTRANCE HALL Slate tiled floor, timber panelling to half height, ceiling light, half glazed door into kitchen and door to:- CLOAKROOM Wall mounted hand wash basin and close coupled W.C. Timber panelling to half height and continuation of slate tiled floor. KITCHEN / DINER Double glazed windows overlooking the rear garden with views out towards the moor having wonderful deep slate shelf and timber mantel over. Solid Oak kitchen worksurface with matching Shaker style wall and base units, inset Butler sink with mixer tap over, space and electric point for cooker with extractor hood over. Breakfast bar area with space and plumbing for washing machine or dishwasher. Pantry cupboard with additional power points. Ceiling light, single beamed ceiling and stone effect paved flooring throughout the ground floor. The dining area has stairs to the first floor with under stair storage cupboard. Solid Oak door with porthole window through to the:- REAR PORCH Slate effect tiled floor, vaulted ceiling, window to the side and solid Oak stable door to the rear garden. LOUNGE AREA From the open plan dining space to the far side of the stairs has two double glazed windows to the side gable end of the property. Continuation of the stone effect paved floor throughout. Ceiling light, feature brick central fireplace with log burning stove sat on a slate hearth. Internet connection and telephone points. Electric consumer unit cupboard and two steps up to multi pane French doors leading to the:- GARDEN ROOM A wonderful reception room with vaulted ceiling and sky light. Triple aspect with double glazed window to the side and French patio doors to the other. To the rear are large five leaf bi-folding doors. Centralised ceiling light, electric panel wall heater and matching stone effect paved flooring throughout. FIRST FLOOR LANDING False feature cast iron fireplace, exposed trusses with beamed ceiling and large double glazed picture window to the rear garden. Centralised ceiling light and doors to:- BEDROOM ONE Double bedroom with two Velux sky lights facing the rear garden with distant views of the moor. Built-in storage cupboards, space for bedroom furniture, electric wall panel heater, carpet and door to:- EN-SUITE Tiled shower enclosure having Triton electric shower over, close coupled W.C. and hand wash basin. Extractor fan, wall light with shaver point, solid timber floor and timber wall cladding to half height. BEDROOM THREE A good sized single bedroom with Velux sky light and distant views of the moor. Exposed trusses with beamed ceiling, ceiling light, fitted carpet and space for bedroom furniture. FAMILY BATHROOM Velux sky light facing the rear garden with distant views of the moor. Roll top claw foot bath, pedestal hand wash basin and close coupled W.C. Wall lights, timber panelling to half height and airing cupboard housing factory lagged hot water cylinder. Solid timber floor throughout. BEDROOM TWO Good sized bedroom with Velux sky light to the rear again with distant views of the moor and double glazed window to the side. Built-in storage cupboards, exposed roof trusses and beamed ceiling. Ceiling light, fully carpeted, space for bedroom furniture and electric panel radiator. EN-SUITE Wall mounted hand wash basin, close coupled W.C. and shower enclosure tiled wall to ceiling with electric Triton shower over. Wall light, extractor fan and painted timber floor. THE ANNEXE Fully glazed uPVC large patio doors lead into:- LOUNGE / DINER Full length double glazed window to the side. An L-shaped room with ample space for living room furniture, T.V. point, fully carpeted throughout, ceiling light, electric panel radiator. Space for dining area with continuation of carpet. Door through to:- KITCHEN uPVC double glazed window to the rear. Excellent range of matching Shaker style wall and base units with solid Oak worksurface over, space and power for electric cooker with stainless steel extractor hood above, inset one and a half bowl porcelain sink with fully tiled splash backing. Space for free standing fridge freezer. Solid Pine floor. Multi pane door with obscure glass leads to:- UTILITY CUPBOARD Space and plumbing for washing machine and space for tumble dryer. Built-in shelving. An excellent storage space with ceramic tiled floor. Door from the living room leads to the:- ENTRANCE HALL Half glazed uPVC door leading to the rear garden. Solid timber floor and ceiling light. Door to:- SHOWER ROOM Close coupled W.C., pedestal hand wash basin and shower enclosure with mixer shower over and tiled splash backing floor to ceiling in the wet areas. Ceramic tiled floor, ceiling light and extractor fan. BEDROOM An excellent sized double bedroom with uPVC double glazed window to the side. Space for bedroom furniture. Electric wall panel heater and ceiling light. A door central to the living space leads to stairs rising to:- FIRST FLOOR ATTIC ROOM Fully boarded and open storage space which could be further converted, subject to obtaining the necessary planning consents. AGENTS NOTE Please note the annexe has been prepared with electricity and plumbing ready to convert the attic space into an en-suite bedroom, subject to the necessary planning permission being achieved. OUTSIDE The property is approached via a 5 bar gate beside the barn. There is ample space for turning and parking for multiple vechicles on a gravel driveway. Beyond the driveway is a large lawn area with views out over the neighbouring farmland towards Exmoor in the far distance. There is an excellent feeling of space as the garden runs away from the property to the far corner in a triangular shape. Towards the end of the garden is a static caravan used for storage with its own veranda. Immediately adjoining the property is a path and patio to the rear of the garden room. The annexe has its own fenced and enclosed garden space with paved patio adjoining the side of the property. A wonderful sunny south facing aspect with wonderful far reaching views. SERVICES Mains water and electricity. Private drainage. Please note: From the Kitchen to the Lounge has underfloor electric heating in the barn. EE Rating - E Council tax band Barn- D Annex - A Directions What3Words � handyman.tamed.ambushed Verified Material Information Council Tax band: D Tenure: Freehold Property type: House Property construction: Standard undefined construction Energy Performance rating: E Electricity supply: Mains electricity Solar Panels: No Other electricity sources: No Water supply: Mains water supply Sewerage: Septic tank Heating: None is installed. Heating features: Double glazing and Wood burner Broadband: No broadband connection Parking: Gated, Driveway, and Off Street Building safety issues: No Restrictions - Listed Building: No Restrictions - Conservation Area: No Restrictions - Tree Preservation Orders: None Public right of way: No Long-term area flood risk: No Historical flooding: No Flood defences: No Coastal erosion risk: No Planning permission issues: No Accessibility and adaptations: None Coal mining area: No Non-coal mining area: Yes All information is provided without warranty. Contains HM Land Registry data � Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0. The information contained is intended to help you decide whether the property is suitable for you. You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: builder, plumber, electrician, damp, and timber expert.