Langdon, Launceston, Cornwall, PL15

Well-presented period farmhouse | Set in approximately 5.35 acres | Retaining character features including exposed beams and flagstone slate flooring | Two paddocks, generous gardens and various outbuildings with further potential, subject to planning | ‘Secure Dog Field’ business included | Providing a gross passive income of £22,000 PA | EE Rating - F

Location
Located approximately 4 miles north of Launceston which offers a wide range of shopping, commercial, educational and recreational facilities. The property has immediate access to the B3254 between Launceston and Bude making the coastal resort of Bude (renowned for its coastal walks and sandy beaches) very accessible. The A30 dual carriageway is found within 5 miles of the property giving excellent access to Truro and West Cornwall in one direction and the city of Exeter with M5 access in the opposite direction. Further comprehensive shopping, leisure and transport links can be found at either the Cathedral City of Exeter (47 miles) or the Continental Ferry port and City of Plymouth (31 miles). Miles of countryside walks can be enjoyed direct from your front door.

DESCRIPTION
This charming period detached farmhouse, located conveniently, is beautifully presented and retains numerous character features, including exposed wooden beams and flagstone slate flooring. The property boasts well-established gardens and paddocks, as well as a highly successful ‘Secure Dog Field’ generating a gross income of £22,000 per annum.

The cottage comprises an entrance porch, kitchen/diner, sitting room, conservatory, utility room, and a bedroom/family room with a shower on the ground floor. The first floor includes three bedrooms and a family bathroom.

Externally, the plot spans just over 5 acres (outlined in red on the enclosed plan), featuring two separate fenced paddocks, generous gardens, and a range of outbuildings with significant development potential, subject to planning consents.

A notable feature is the popular secure dog field (“Field of Dreams”), outlined in blue on the enclosed plan, spanning approximately 2.44 acres. This field has been successfully operating for four years, offering ample parking and easy accessibility for visitors. Included in the sale is the attributing website and self-booking interface which allows for ease of management.

ACCOMMODATION
Entrance via rear door into: -

CONSERVATORY
Windows to side and rear elevation and door giving access to rear garden. Space for a range of furniture, exposed stonework and tiled flooring.

KITCHEN / DINING ROOM
Windows to front elevation. Range of base and eye-level units with worksurface above having inset sink and drainer, space for under counter fridge, electric hob with oven below and extractor fan above. Inset log burner with cloam oven and stone surround. Space for a large dining room table and chairs. Storage cupboard, flagstone slate flooring, stairs rising to first floor, radiator and access to: -

PORCH
Door to front elevation. Shelving and storage.

UTILITY ROOM
uPVC windows to rear elevation. Range of base units with worksurface above having inset Belfast sink with drainer and mixer tap. Space for dishwasher and freestanding fridge / freezer. Exposed wooden beams, tiled flooring and loft hatch.

LIVING ROOM
Large living space with triple aspect uPVC windows to front, side and rear elevations. Space for a range of living room furniture, exposed wooden beams, tiled flooring and radiators.

BEDROOM FOUR / FAMILY ROOM
uPVC windows to front and side elevations and doors giving access to the garden. Suitable for a variety of uses with space for a double bed and range of furniture. Storage cupboard, laminate flooring and radiator.

EN-SUITE BATHROOM
Obscure uPVC windows to front elevation. Suite of low level W.C., hand wash basin with stainless steel mixer tap and tiled surround and electric shower with detachable showerhead and glass shower screen. Storage cupboard, tiled flooring and radiator.

Stairs rise from kitchen to: -

FIRST FLOOR LANDING
uPVC windows to rear elevation. Access to all rooms on the first floor. Radiator, loft hatch and exposed wooden floorboards.

BEDROOM ONE
uPVC dual aspect windows to front and rear elevations. Space for a double bed and a range of bedroom furniture. Radiator and exposed wooden floorboards.

BATHROOM
Obscure window to front elevation. Suite of low level W.C., hand wash basin with stainless steel mixer tap and bath with detachable showerhead and mixer tap. Storage cupboard, heated towel rail, laminate flooring and loft hatch.

BEDROOM TWO
uPVC window to front elevation. Built-in wardrobes with shelving, space for a double bed and exposed wooden floorboards.

BEDROOM THREE
uPVC window to front elevation. Carpeted and radiator.

OUTSIDE
The property is accessed via a side gate giving access to a substantial driveway laid to stone chippings providing parking for several vehicles. To the rear of the drive is a large workshop with water and electric connected offering great potential for development, subject to obtaining the necessary planning consents. Storage shed and carport.

There are two large paddocks currently used a secure dog field business - “The Field of Dreams”, amounting to approximately 2.44 acres. This could be continued by any prospective purchasers but is suitable for a variety of uses subject to obtaining the necessary planning consents. In addition to this, there are two, 0.5 acre areas of woodland with one extending from the garden and the other adjoining the first paddock. In all, the land extends to 5.35 acres.

THE BUSINESS
The secure dog field, “The field of dreams”, has been operating successfully for the past four years. Full planning permission was granted by Cornwall Council (further information available upon request). Equipment is included within the sale. The business operates using a website included with in the sale where potential customers can book and pay for exclusive use of the field. In addition to the website a Facebook Page is included within the sale with nearly 3,000 followers.

THE OUTBULDINGS
The workshop presents great potential for conversion to an annexe or holiday let subject to obtaining the necessary planning consents. This could provide an additional income stream or suit those who are looking for multi-generational living once converted.

SERVICES
Mains water and electricity. Private drainage. Oil fired central heating. Well and pump provide an additional water source.

TENURE
Freehold

LOCAL AUTHORITY
Cornwall Council

COUNCIL TAX BAND D EE RATING F

WHAT.3.WORDS LOCATION
///tightest.avoiding.abolish

VIEWINGS 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

BOUNDARIES
Any purchaser shall be deemed to have full knowledge of all 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.

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.

IMPORTANT NOTICE
Kivells, their clients and any joint agents give notice that:
1. 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.
2. Any areas, measurements or distances are approximate. The text, photographs 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. Purchasers must satisfy themselves by inspection or otherwise.