NANKILLY FARM PROBUS, TRURO TR2 4JG

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1 Ref: 9178 OFFERS IN EXCESS OF 800,000 NANKILLY FARM PROBUS, TRURO TR2 4JG An all too rare opportunity to acquire an outstanding, elegant and very impressive detached period house in beautiful unspoilt countryside with well-established formal gardens, orchard and pasture land, extending in all to 4.84 acres or thereabouts. A stunning, very desirable and extremely attractive detached 4 bedroom farmhouse of character with a detached 1 bedroom barn conversion known as The Cottage. A substantial and beautifully restored family home in a gorgeous setting only 5 miles from Truro. TRESILLIAN 1 ½ MILES * PROBUS 2 ½ MILES * TRISPEN & ST. ERME 2 ¾ MILES * LADOCK 3½ MILES TRURO CITY CENTRE 5 ½ MILES * ST. AUSTELL 10 MILES

2 SITUATION Nankilly Farm is situated 5 miles north east of Truro, and almost equi-distant from spectacular stretches of the north and south Cornish coastline with its sandy beaches, sheltered coves and miles of outstanding clifftop walks. The neighbouring villages of Ladock, Probus and Trispen / St. Erme are close at hand and offer good local facilities for day to day needs. The village of Tresillian is just over 1 ½ miles away and provides easy vehicular access to the administrative centre of Cornwall, the City of Truro, with its comprehensive range of health, leisure, education, business and retails facilities and services. There are private and states schools, college, hospitals, sports clubs, Hall for Cornwall entertainment centre and mainline railway station with services to London Paddington. There are excellent golf courses within a reasonable drive including Truro, Perranporth, Carlyon Bay and Newquay. The property is situated amongst attractive rolling countryside in a renowned agricultural district yet with convenient access to all main amenities. There are superb walks via a network of meandering country lanes to be enjoyed within the area. The nearby A39 provides a direct link to the main A30 which is now largely dual carriageway to Exeter where it links with the M5 motorway. The village of Probus has an excellent range of everyday facilities including Parish Church, primary school, farm shop, general stores, Post Office, public house, village hall, café, restaurant, Indian, Chinese and fish & chip take-aways. Tresillian is a sizeable village beside the tidal river with public house, Post Office and service station. THE PROPERTY The present owner s family moved to Nankilly Farm in The property has been sympathetically re-built and improved over the years by the current owners to provide the ease and comfort of all modern amenities whilst retaining the character and appeal of the original period features. The farmhouse has attractive stone elevations which are part rendered and part slate hung. An open canopy porch leads to a spacious and impressive reception hall, over 13ft square, off which there is an attractive sitting room of good size with working fireplace, a separate dining room with feature wood panel walls and open fireplace, and at the centre of the house a superb kitchen and breakfast room with Aga and stunning open views over the surrounding countryside. At first floor level there are four good size bedrooms, the master bedroom has its own en-suite shower room and there is a family bathroom/wc off the landing. Off the kitchen there is a covered patio/bbq area. The detached converted barn known as The Cottage has a sitting room with open plan kitchen, a double bedroom and a wet room/wc.

3 A private and sweeping tarmacadam drive, flanked on one side by mature shrubs and plants and a post and rail fence with gate to the orchard and pond on the other side, gives easy vehicular access to the farmhouse, The Cottage and open fronted car port/garaging, all set well back from the road from where the property can barely be seen. There is generous parking and turning on the drive and garaging for two vehicles. NANKILLY FARMHOUSE The farmhouse is beautifully proportioned throughout and most definitely requires a detailed interior viewing to fully appreciate the sympathetic restoration carried out by the vendors in providing an elegant, comfortable and special family home of character. The accommodation, with oil fired central heating, briefly comprises: Open Entrance Porch: with flag stone paved floor, door to Entrance Hall/Reception Room: x 13 3, polished wood floor, radiator, pine mantelpiece, inset Villager wood burner. Sitting Room: 17 8 x 14 3, window with low cill and glazed door to garden, recessed arched display niches with cupboards under, feature fireplace with slate and period style mantel with large open grate and slate hearth, metal canopy, two radiators. Dining Room: x 11 11, radiator, window with view over garden, floor to ceiling and wall to wall pine panelling with concealed/secret door to kitchen and breakfast room, built-in storage cupboard, superb deep recessed fireplace with stone surround and slate hearth, metal canopy, pine overmantel. Kitchen and Breakfast Room: 18 x 12 9, custom built shaker style fitted kitchen with stainless steel single drainer double bowl sink unit with swan neck mixer tap, tiled worktops, four oven oil fired Aga, fitted kitchen cupboards, central island storage unit with pine worktop, substantial timber mantel with store cupboards over, bow window to rear elevation from which there are stunning views, walk-in Storage Area: 9 x 5 with space for fridge and freezer, walk-in Pantry: 9 x 3 4, with plumbing for washing machine, Covered Patio/BBQ Area: 15 x 13, access to kitchen. From the Reception Hall, two steps lead up to the Side Entrance Vestibule: 10 5 x 7 4, with folding doors to understairs boiler cupboard with Worcester Bosch oil fired boiler, radiator, part glazed stable door to outside and Ground Floor WC: low level suite, hand basin and radiator.

4 From the corner of the hall a very attractive 4 9 wide easy rise turned staircase leads to the First Floor and 28 long Main Landing: built-in storage/medicine cupboard, airing cupboard with double doors and hot water tank fitted with immersion heater and slatted shelves, built-in linen cupboard, radiator, access to roof space. Bedroom 1: x 8 7 overall, wall to wall and floor to ceiling fitted wardrobes with hanging rails and shelves, country views, radiator. Bedroom 2: 11 9 x 10 to face of fitted wardrobes, window overlooking drive, display shelf over bed, fitted wardrobes with eye level cupboards over, radiator. Bedroom 3: 12 4 x 12 2 max, floor to ceiling and wall to wall fitted wardrobes and cupboards, wooded outlook, radiator. Master Bedroom / 4: 20 6 overall reducing to 15 3 x 12 3, 14 long fitted wardrobes with double doors and ample storage space, two wall light points, two radiators, wooded outlook, En-Suite Shower Room: 5 7 x 5 4, shower cubicle with Aqualisa shower unit, vanity hand basin, low level wc, radiator. Bathroom: 10 x 6 overall, panelled bath, shower mixer taps, tiled surround, low level wc, vanity hand basin with cupboard under, radiator, country views, separate tiled shower cubicle with Mira shower unit. THE COTTAGE Entrance with part glazed stable door to Sitting Room: 12 8 x 12, electric wall mounted heater, vaulted ceiling with exposed A frames, wood panel wall, cupboards in roof space over bedroom and kitchen area, open plan Kitchen: 5 9 x 5 7, circular stainless steel sink with mixer tap, tiled worktops, cupboard under, built-in electric oven, four ring hob, space for fridge, wall cupboard, extractor fan. Wet Room: 6 x 5 10, Mira Elite electric shower unit and wall mounted seat, vanity hand basin, wc, fully tiled walls, exposed beamed ceiling, extractor fan, recessed lighting. Bedroom: x 10 10, open wardrobe with hanging rail and shelves, built-in cupboard, exposed beamed ceiling.

5 GARDENS & OUTBUILDINGS The property is approached over a long private drive setting the property nicely back from the road and ensuring easy vehicular access to the open fronted Car Port/Garage (28 3 x 24 8 ) of concrete block walls and profile sheeted roof, concrete floor, useful tool shed and store room. Timber built Dog Kennel with steel mesh dog run on the outside. Parking and turning for several vehicles. Pump House with UV filter system and gate to elevated Orchard with mature fruit trees. The concrete drive with five bar wooden gate leads to the adjoining pasture field to the side of the property which is a sloping grass field bordering open countryside and from which there are lovely views. Connecting gate from this field to the top elevated field with timber pole and clad Implement Shed (30 x 18 ), possibly suitable for stabling, with two bays and earth floor. The formal, sizeable gardens to the front and side of the house are laid to lawn with mixed well established shrubs and plants providing excellent privacy and shelter. The orchard to the side of the drive, with post and rail fence, has a spring fed pond in a low lying area. A gate from the orchard leads to the roadside paddock bordered by mature hedgerow trees and shrubs. Beside the drive, on entering the property there is the most magnificent Ancient Oak tree which is a stunning feature of the garden. The three pasture paddocks extend to approximately 3 acres or thereabouts and are ideal for livestock, horses, hobby farming, horticulture or recreational use etc. The drive, Farmhouse, Cottage and Orchard extend to 1 ¾ acres or thereabouts. There are two adjoining fields which are available by separate negotiation. SERVICES: Private water supply. Mains electricity. Private drainage system. Oil fired central heating system. None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Interested applicants are advised to make their own enquiries and investigations prior to making an offer. COUNCIL TAX: The Farmhouse - Band D: 1,816.67, payable The Cottage - Band A: 1,211.11, payable

6 Nankilly Farmhouse EPC The Cottage EPC

7 LOCAL AUTHORITIES: Cornwall Council, County Hall, Truro, Tel: Western Power Distribution, Tel: South West Water, Exeter, Tel: WAYLEAVES, EASEMENTS & RIGHTS OF WAY: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist. PARTICULARS & PLAN: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed, and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The attached plan is not to scale and is for the purpose of identification only. Although believed to be correct the accuracy of the plan is in no way guaranteed nor does it form part of the Contract. VIEWING: Strictly and only by prior telephone appointment with the Sole Agents Lodge & Thomas, 58 Lemon Street, Truro, TR1 2PY. Tel: DIRECTIONS: From Truro, take the A390 towards St. Austell and proceed through the village of Tresillian. Immediately before the stone bridge turn left by the playground. Continued straight on for approximately 2 miles passing under the railway bridge, passing two T junctions on the left and go straight on towards the farm gate where from the right hand bend the road drops down the hill and Nankilly is on the left hand side. Take the right hand drive as you turn off the road which leads up and around to the Farmhouse, The Cottage and parking area etc.

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