4 bed detached house for sale

North Hill, Launceston, Cornwall PL15

Fantastic opportunity to purchase a Grade II listed detached characterful farmhouse with beautiful four tiered gardens and well established level orchard. Recently renovated throughout to a high and thoughtful standard set in a quiet rural position with countryside views.

A fantastic opportunity to purchase a detached, characterful Grade II listed farmhouse which is bursting with character throughout with exposed beams, slate flooring and stone work.

The wonderful property has been recently renovated throughout to a very high and thoughtful standard.

To appreciate the delightful attributes along with the quiet rural position of this property, a viewing is highly recommended.

Accessed via a private track on the edge of Bathpool in an elevated position, the property enjoys a tranquil and secluded setting. It retains a wealth of character throughout, with charming original features such as exposed beams, stonework, and slate flooring.

The accommodation briefly comprises of the following:- entrance porch, three reception rooms and a kitchen. On the first floor there are four bedrooms and a family bathroom. There is also a spacious storage area adjacent to the property.

The property features a charming walled front garden with mature shrubs and flowers and graveled side access. The rear garden is beautifully tiered across four levels, including lawned areas, seating spaces, a pond, greenhouse, and a well-established vegetable patch with polytunnel. Elevated spots offer stunning views of the moors. The enclosed orchard includes numerous apple trees, graveled parking with electric and water connections, and foundations for an outbuilding with development potential (subject to planning).
Location

The picturesque hamlet of Bathpool is set within the river Lynher valley and lies within equal distance of three major towns, Launceston, Callington and Liskeard being just over a mile to the village of North Hill with a traditional edge of moor character featuring many granite and slate properties at the heart of the village clustered around an ancient parish church.

Nearby Twelve Men's Moor provides stunning wide open spaces for walking and riding being an outlying moor on the Eastern edge of Bodmin Moor.

In all directions from North Hill there is scenery of Outstanding Natural Beauty be it the rugged North Cornish Coastline to the North, the hidden beauty of the Lynher, Inney and Tamar Valleys to the South and East, Dartmoor National Park further to the East and Plymouth with all its yachting activities to the South.

Launceston is some 7 miles and provides a full range of social commercial and shopping facilities. The city of Exeter some 42 miles further provides Intercity Rail Link, International Airport and M5 motorway link. 24 miles South is the City of Plymouth which provides continental ferry port and Intercity Rail link.
Front porch

Wooden obscure stained glass door with windows to the front and side elevations with slate sills.
Reception room one

Window to the front elevation. Exposed stone wall with inset wood burner, exposed wooden beams, exposed slate floor, radiators and space for living room furniture.
Reception room two

Window to the front elevation with slate sill. Exposed beams, exposed stone fireplace with wooden mantel, Clome oven, inset wood burner set on slate hearth, radiators, slate floor and space for living room furniture.
Reception room three / dining room

Currently used as a dining room. Two windows to the rear elevation with slate sills. Exposed beams and slate flooring.
Entrance hallway

Wooden stairs rising to first floor. Door into storage cupboard, slate floors, radiator and doors leading to all ground floor rooms.
Kitchen

Door to the side elevation and window to the rear elevation. Neptune kitchen with range of eye and
base-level units with work surface over, integrated bin storage, Belling double induction oven, integrated fridge / freezer, exposed beams and slate flooring.
First floor landing

Window to the rear elevation, exposed wooden flooring, doors leading to all first floor rooms access to loft hatch.
Bedroom three

Window to the side elevation. Exposed stone work, exposed wooden flooring, radiator, exposed beams and space for double bed and bedroom furniture.
Bedroom one

Window to the front elevation with fantastic countryside views. Window seat with wooden sills, radiator, exposed wooden flooring, feature fireplace with stone wall behind and wooden mantel and slate hearth. Space for double bed and bedroom furniture.
Bedroom four

Window to the front elevation with exposed stone wall. Great space for a nursery, home office or fourth bedroom. Radiator and carpeted.
Bedroom two

Window to the front elevation with window seat. Exposed stone wall and wooden flooring, space for double bed and bedroom furniture. Radiator.
Bathroom

Window to the side elevation. Roll top bath with separate taps, large walk-in shower with rainfall shower head attachment, double cupboard with inset sink with mixer tap and mirror above, low level W.C., heated towel rail, spotlights and vinyl flooring. Exposed beams and stone work.
Outside store

Accessed from the gravelled side courtyard. Store which has power and light connected, window to the side elevation and fantastic space for storage or has the potential for a variety of uses subject to obtaining the necessary planning consents.
Outside

At the front of the property there is a walled garden with wooden gate to entrance porch, housing a variety of well-established shrubs and flowers. Wooden gate providing side access to the rear garden.

At the front of the property there are further double gates which leads you to the side entrance of the property which is laid to gravel for ease of maintenance.

The rear gardens are set across four different levels. The first garden which is from the side door is currently laid to gravel with some well-established flowers and shrubs, walled bank boundary, stone and slate table. Steps lead up either side of the property to the first garden which is laid to lawn for ease of maintenance, together with housing a variety of well-established shrubs, trees and flowers. On this level there is also a stone pond, together with paved area which provides a fantastic seating area. There is also a wooden pergola you walk under which provides access to the second garden.

The second garden is also laid to lawn, having a variety of well-established shrubs and flowers, greenhouse and a feature area in the middle of the garden with some well-established shrubs. There are also some fantastic views across the moors from this elevated spot.

The third tier of the garden is a well-established self-sufficient vegetable growing area with seven vegetable patches and well-sized polytunnel. The remainder is laid to lawn for ease of maintenance, and also has fantastic views of the moors from the top elevation.

The garden is perfect for those keen gardeners looking for some outside space and the potential to become self-sufficient with the well-established vegetable patch.
The orchard

Double-gated entrance with a gravelled parking area providing parking for numerous vehicles, electric provided for providing potential EV charger. The orchard also benefits from mains water connection.

A fantastic, well-established Apple orchard with a number of trees, which is fully enclosed by mature hedge and shrub boundaries. There are also existing foundations for an outbuilding.
Services

Mains water and electricity. Septic tank (recently installed) located in the orchard. Oil fired central heating. There is an electric connection to the orchard.

Agents Note
Uphill Farmhouse has a right of way over the access track and does contribute towards maintenance and upkeep.

EE Rating - tbc
Council tax band - E
Directions
What3Words – wept.quits.vitals
Virtual Tour - available on request

Viewings strictly by appointment only
Please ring to view this property and check availability before incurring travel time/costs. Full details of all our properties are available on our website .

Easements, wayleaves & rights of way
The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Disclaimer
Kivells, their clients, and any joint agents give notice that they are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, boundaries, measurements, or distances are approximate. The text, photographs, CGI’s, and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation, or other consents, and Kivells have not tested any services, equipment, or facilities. The property is sold subject to all matters in the Property and Charges Register, including rights of way, wayleaves, and easements. Purchasers are deemed to know all boundaries; neither the vendor nor agents will define them. Boundary disputes will be decided by the vendor’s agent. Nothing in these particulars constitutes financial advice. Seek your own financial advice. Using Mortgage Genies sw Ltd. Services will result in a referral fee of £250 + VAT to Kivells. Kivells retains copyright to all sales particulars, photographs, floor plans, sketches, and advertisements.

Verified Material Information

Council Tax band: E

Tenure: Freehold

Property type: House

Property construction: Standard construction

Energy Performance rating: C

Electricity supply: Mains electricity

Solar Panels: No

Other electricity sources: No

Water supply: Mains water supply

Sewerage: Septic tank

Heating: Oil-powered central heating is installed.

Heating features: Double glazing and Wood burner

Broadband: Fttc (Fibre to the Cabinet)

Mobile coverage: O2 - ok, Vodafone - Good, Three - Great, EE - Good

Parking: Driveway and Gated

Building safety issues: No

Restrictions - Listed Building: Grade 2 outside of the property only

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.