3 bed semi-detached house for sale

Rectory Road, Lanivet, Bodmin, Cornwall PL30

For sale by public auction on Wednesday 8th October at 7pm to be held at Lifton Strawberry Fields. Well proportioned semi-detached house in need of some modernisation throughout with driveway parking and enclosed rear garden set in peaceful location.

A fantastic opportunity to purchase a well propertied semi-detached house which is in need of some modernisation throughout. The property briefly comprises of the following:- entrance hallway, living room, kitchen / diner and W.C. On the first floor there are three bedrooms and a family bathroom. Externally there are low maintenance front and rear gardens, single garage and driveway parking located in a peaceful village.
Location

The village of Lanivet is located approximately 2.5 miles south west of the town of Bodmin with village Church and well known Fish & Chip shop. There is ease of access to the A30 which by-passes the village and Bodmin town.

Bodmin has a full range of social, commercial and shopping facilities including secondary school, primary school and supermarkets.

In all directions from Bodmin there is scenery of outstanding natural beauty. To the north is the stunning Camel Estuary with its micro climate famed for family surfing beaches, yachting facilities and now a wealth of restaurants and boutique cafes.

Surrounding Bodmin are the wonderful wild open spaces of Bodmin Moor ideal for walking and riding. To the east is the hidden Tamar valley steeped in mining history and known for Salmon fishing emptying into Plymouth Sound again with all its yachting facilities. To the south of Bodmin are the gentler south Cornwall coastal areas famed for quaint former fishing villages such as Mevagissey, Polperro, Fowey and Looe.
Accommodation

Entrance via uPVC door into:-
Entrance hall

Window to the rear elevation. Stairs rising to the first floor. Doors leading to all ground floor rooms.
Living room

Window to the front elevation. Radiator, space for living room furniture.
Kitchen

Window to the rear elevation and door leading to rear garden. Range of base and eye-level units with work surface over having inset sink with mixer tap and drainer. Radiator and space for dining room table.

W.C.
Window to the rear elevation. Low level W.C. And wall hung sink with separate taps.

Stairs from the entrance hall rise to the:-
First floor landing

Doors leading to all first floor rooms. Wooden flooring and loft access hatch.
Bathroom

Obscure window to the rear elevation. Suite of panel enclosed bath with separate taps and shower above, low level W.C. And wall hung sink with separate taps. Extractor fan.
Bedroom one

Window to the rear elevation. Radiator, wooden flooring and space for bedroom furniture. Door to storage cupboard.
Bedroom two

Window to the front elevation. Space for double bed, wooden flooring and radiator.
Bedroom three

Window to the front elevation. Space for single bed. Wooden flooring and radiator.

Outside
At the front of the property there is tandem parking leading to the:-
Single garage

Up and over door.

There is an area laid to lawn at the front with concrete steps rising to the front door.

The rear garden is enclosed by wooden fencing being laid to lawn for ease of maintenance with some well established shrubs.

Auction Venue
Lifton Strawberry Fields, Lifton, Devon PL16 0DH on Wednesday 8th October 2025 at 7.00pm

Registration
Please note all bidders, including Kivells existing clients, will need to register with Kivells on the night of the auction in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (the “Regulations”) - as of 26th June 2017.

Bidders will be required to provide one form of government issued photographic identity and a utility bill addressed to them at their home address, dated within 3 months of the date of the auction. Failure to do this, may prejudice your ability to bid on the night.

Online Bidding
Online bidding registration will be available 10 days before each auction and all bidders must register at least 48 hours prior to the auction. For further information, please visit your local Kivells office.

Buyer’s Administration Fee
All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer’s Administration Fee of £2,000 plus VAT (Total: £2,400 inc VAT) is payable to Kivells on the night of the auction. This fee can be paid by either bank transfer, personal cheque or direct card.

Please note, if the lot is sold prior to auction, or afterwards, these fees remain payable. There are no discounts for multiple lots purchased and you must consider this when bidding/offering prior.

All interested buyers are advised to review the Auction Legal Pack prior to bidding. This can be obtained from the Kivells website and is free to download.

Any fees that are owed in addition to the buyer's administration fee will be included within the legal pack.

Solicitor

Auction Payment
At the fall of the gavel the contract is legally binding and a 10% deposit (subject to a minimum fee of £5,000) will be required to be paid by the successful bidder. The
deposit has to be paid to Kivells as auctioneers and can only be paid in the form of a cheque or bank transfer. The deposit is also payable for all lots that are sold prior to auction. All bidders must only bid if they can make this payment.

Cheques must be drawn on a bank or branch of a bank in the United Kingdom, any other cheques may be rejected and it will be the responsibility of the purchaser to ensure they have the correct method of payment available at each auction.

Local Authority
Cornwall Council, Chy Trevail, Beacon Technology Park, Bodmin, Cornwall PL31 2FR.

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.

Boundaries
Any purchasers shall be deemed to have full knowledge of the boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

Land Plan
Not to scale and for identification purposes only.

Guide Prices
Guide prices given are indications within 10% upwards or downwards of where the reserve price may be set at the time of going to print. Please note they are not an indication of the anticipated sale price or a valuation.

The reserve price is the minimum price at which the
property can be sold, both the guide price and reserve price may be subject to change up to and including the day of the auction. Please note that all prices listed, whether prior to or post auction, are subject to contract.

The Auctioneers and sellers accept no responsibility for any loss, cost or damage that a buyer may incur as a result of relying on any guide price. It is the buyer's responsibility to decide how much they should bid for any lot. Please check with us for regular updates as guide prices are subject to change prior to the auction.

The guide price does not include the buyer's fee charged by the auctioneer or VAT which may apply to the sale or other amounts the seller may charge. The seller's Special Conditions of Sale will state whether there are other seller's charges and whether the seller has elected to charge VAT on the sale price.
Services

Mains water, electricity and drainage. Night storage heaters.

EE Rating - E
Council tax band - A
Directions
What3Words – stitching. Curry.rebirth
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 .

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.