Kirland

Wonderfully positioned elegant & listed Georgian country residence, annexe, pool, garage & mature grounds of c.1.75 acres. Some work required. Hall, 4/5 receps, kit, utility, boot rm, master en-suite bed, 4/5 other beds, bath. 1 Bed annexe. Pool. Double garage. Extensive grounds. Freehold. Council Tax Band G. EPC Exempt.

Situation And Brief Description - Kirland Manor is approached over a private shared stone lane and stands in an enviable “tucked away” countryside position which has the benefit of being away from, but near to, the old county town of Bodmin.

Standing with it's own mature grounds, Kirland Manor, with Thomas Hardy connections, is a quality period residence which is reflected in its status as a Grade II Listed Building of Special Architectural or Historic Interest and shows off a number of features including ceiling cornicing, moulding, window seats, box cupboards, fireplaces, panel doors, original nails, slate flagstone floors, sash windows and so forth.

The residence has been the subject of an on-going upgrading and improvement programme over a number of years and is presented to the market requiring completion to create an outstanding residence and it's annexe.

The Manor House - On the ground floor, as shown on the attached floor plan, is an open Portico Porch with wide part glazed heavy front door to a Reception Hall with solid wood floor and ceiling cornicing with doors off from left and right to the two main front Reception Rooms. At the rear of the Hall are archways leading through to an Inner Hall and turning balustrade stairs off to the first floor with under-stairs cupboard.

The main front Reception Room is a Drawing Room, being a well-proportioned and spacious room with solid wood floor and stone fireplace with inset wood-burner with slate and marble surround and slate hearth and recesses to either side, off which is a spacious Office Room with solid wood floor.

The other front Reception Room comprises a Dining Room with wide stone fireplace with inset wood-burner with timber beam over, slate hearth, ceiling coving and part obscure glazed leaded and patterned door which leads through to a secondary Inner Hall with door to walk-in Larder and small Utility Room.

Off is the Kitchen (new 2023) with slate flagstone floor and matching range of shaker style units with worktop surfaces and including a ceramic sink unit with Quooker instant boiling water tap, Miele integrated dishwasher and refrigerator/freezer and four oven Everhot electric range with traditional hot plate and induction rings. From the Kitchen is a Rear Hall/Boot Room with slate flagstone floor, arched door to Recessed Porch and door to Family Room with slate flagstone floor, wide stone fireplace with inset wood-burner on raised hearth with heavy beam over, and storage cupboards to either side. Within this room are exposed ceiling timbers and there is a return door to the initial Inner Hall from which there are steps which lead up to an old Apple Store (with part restricted ceiling height) with exposed ceiling timbers and large Storage Cupboard - considered perhaps ideal as a Study/Hobbies Room or further Bedroom with En-Suite (subject to all necessary consents and approvals).

On the first floor, centred around a balustraded Landing, is a Master Bedroom Suite with southerly outlook and doors to walk-in Wardrobe/Dressing Room and En-Suite Shower Room (new 2023) with walk in shower, wc and washbasin; two other Bedrooms, one being a well-proportioned room with built-in wardrobe and cast iron Victorian style fireplace; and a Bathroom (new 2023) ball and claw bath, wc and washbasin, with adjacent Airing Room with door to Airing Cupboard and wall cupboard.

On the second floor is a balustraded Landing with doors off to two further spacious Bedrooms in the roof (with part restricted ceiling height) and eaves Storage Cupboard.

The Detached Annexe - To the rear of the house is a detached self-contained Annexe with Kitchen, Living Room, Shower Room and Bedroom.

The Grounds - From the stone lane is a gravelled ‘in and out’ drive which sweeps around the front of the house and which also leads to the east through a parcel of mainly deciduous woodland to a Garage Building. Within the woodland are a number of mature and fine deciduous Beech trees standards.

To the front of the house is an open lawn garden overlooking a neighbouring meadow and to the eastern side of which is a superb contemporary heated outside Swimming Pool with electric pool cover. Above is a further area of lawn with flower borders and seating areas and to the west are delightful wall enclosed further gardens with an upper level with crazy paved paths and seating areas, ornamental pond and old timber framed Greenhouse and a lower level Orchard. On the rear of the northern wall is a Garden Shed and Log Store.

In total, the grounds with Kirland Manor extend to about 1.75 acres.

Viewing - Strictly and only by prior appointment with Stags’ Truro office on .

Directions - From the centre of Bodmin take the B3268 towards Lostwithiel. Drive up the hill and on reaching the steam railway station, turn right in Harleigh Road. At the ‘T’ junction turn right and then immediately left and left again into Halgavor Road. Drive under the railway bridge, pass the entrance to Kestell Park, the national speed limit sign, the white house on the left and after about a further 25 yards, turn right where signposted (public footpath) towards Kirland.

Drive along the stone lane and Kirland Manor will be found as the third property on the left.

Services - House - Mains water electricity, drainage and water. Underfloor and oil-fired central heating (New Boiler 2023).

Annexe - Mains water, electricity and drainage connected. Electric radiators. Electric underfloor heating to the bathroom.

Broadband: Standard available (Ofcom). Mobile coverage: inside Vodaphone likely, O2 and EE limited (Ofcom). Outside 02, Vodaphone and EE limited (Ofcom).