3 bedroom detached house for sale

For sale by Public Auction on Wednesday 4th September 2024 at Lifton Strawberry Fields (unless sold prior) | Detached period cottage with large garden | No near neighbours | Well-proportioned living accommodation | Offered for sale for first time in 45 years | Idyllic rural location | South facing conservatory | EPC Rating E

LOCATION
Located on the outskirts of the popular village of Ashwater. An attractive village set within acres of rolling Devon countryside which boasts many useful amenities including Community General Store, Pub / Restaurant, Parish Church, Village Hall and nearby Primary School. Approximately 4.5 miles away from the property is Roadford Lake with excellent walking and water sports facilities.

For those with coastal interests the North Cornish resort of Bude can be reached within just 17 miles, known for its sandy beaches, surf and cliff top walks. The open terrain of Dartmoor with all its natural beauty can be found within 19 miles.

The ancient town of Launceston is situated approximately 10 miles distant and boasts a range of shopping, commercial, educational and recreational facilities. The larger City of Exeter is around 42 miles distant and offers a wider range of educational, cultural and leisure facilities. The A30 dual carriageway provides access to the M5 at Exeter and West to the rest of Cornwall.

DESCRIPTION
For sale by Public Auction on Wednesday 4th September 2024 at Lifton Strawberry Fields (unless sold prior).

Period detached cottage with large garden and no near neighbours on the outskirts of popular rural village. Stone and cob construction under a slate roof, the property is filled with period character features including beamed ceilings, open fireplace and thick walls.

Being offered for sale for the first time in over 45 years this represents a wonderful opportunity to purchase a rural retreat, ripe for modernisation and with the potential to extend (subject to all the necessary planning permissions required).

The property briefly comprises; conservatory, living room, dining room / bedroom three, kitchen, utility, and cloakroom. On the first floor there are two double bedrooms and shower room.

Externally the property sits beside a quiet country lane and offers a tarmacadam covered driveway with parking for two or more cars, raised lawn with pond at one end and large lower lawn to the far side. Once a productive vegetable allotment the opportunity to live the “good life” can certainly be found here.

Internal inspection highly advised as it cannot be fully appreciated from the roadside.

ACCOMMODATION
Entrance via fully glazed door into:-

CONSERVATORY
South facing and backing onto the rear garden with uPVC double glazed windows and half height block wall. Fitted carpet tiles, night storage heater, wall light, space for coat and boot storage and front door access.

LIVING ROOM
Feature beam ceiling with wall lights and centralised fireplace with slate hearth and stone surround. Dual aspect with double glazed window to the front aspect and uPVC patio doors into the conservatory. Fully carpeted throughout, two night storage heaters and TV connection point. Archway and two steps through to:-

DINING ROOM / BEDROOM THREE
A dual aspect reception room carpeted throughout with two uPVC double glazed windows to the rear and side, night storage heater, feature beam ceiling and pendant ceiling light. Fireplace with slate hearth backing onto lounge fireplace which was previously dual sided.

KITCHEN
Country kitchen with solid Pine basin units with roll top worksurface and insert one and a half bowl stainless steel sink. Tiled splashbacks and dual aspect with uPVC double glazed windows to the front and rear. Wood effect vinyl flooring, feature exposed beam ceiling, night storage heater and electric cooker point. Fluorescent strip lighting, under stair storage cupboard and access to utility and cloakroom.

UTILITY
Dual aspect with uPVC double glazed windows to the front and side aspects. Range of solid Pine wall and base units with roll top worksurface over and tiled splashbacks. Vinyl flooring throughout and door to:-

CLOAKROOM
Vanity unit with inset sink with storage under. Low level flush W.C., plumbing connection points and drainage for washing machine, electrically heated towel rail and tiled walls to half height. Double glazed window to the front aspect and ceiling light. Continuation of vinyl flooring.

FIRST FLOOR LANDING
First floor landing with double glazed window to the rear aspect, night storage heater, fully carpeted throughout, loft access and ceiling light. Original Oak painted doors to all first floor rooms.

BEDROOM ONE
Double bedroom with centralised chimney breast and space for wardrobes either side. Double glazed window to the rear. Carpeted throughout with ceiling light and extractor fan.

BEDROOM TWO
A double bedroom with double glazed window to the rear aspect, space for bedroom furniture, carpeted throughout and ceiling light.

SHOWER ROOM
Tiled floor to ceiling with large glass enclosed double shower cubicle with Mira electric shower over. Electrically heated towel rail, low level flush W.C., pedestal hand wash basin and airing cupboard with factory lagged hot water cylinder immersion switch and slatted shelving surround. Extractor fan, ceiling light and double-glazed window to the front aspect.

OUTSIDE
Approached via a quiet country lane the property sits parallel with concrete path adjoining and grass verge. To one end is a pedestrian gated access and the other side a double vehicle gate and driveway. The tarmacadam drive has parking for two or more cars and the tarmac continues to wrap around the rear of the property.

There is a raised lawn with flowerbed borders and pond to one end opposite the conservatory. Backing onto open farmland the lawn continues away from the property down to a larger area of lawn that was previously a productive vegetable patch.

A wonderful large garden that can be adapted to suit the new owners.

SERVICES
Mains electric, water and private drainage. Please note: the septic tank is in the field opposite to the north and has been recently emptied but not inspected. There will also not be an electrical safety test provided by the sellers.

EE RATING
E

COUNCIL TAX BAND D

WHAT3WORDS
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AGENTS NOTE
The property is owned by a relation of a member of Kivells staff.

VIEWINGS
Please ring[use Contact Agent Button] to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE .

AUCTION VENUE AND DATE
Lifton Strawberry Fields, Lifton, Devon PL16 0DE on Wednesday 4th September 2024 at 7pm.

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 or contact 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 debit card.

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

The successful buyer will also be required to reimburse the vendor for the contribution to searches in the sum of: £TBC

SOLICITOR
Peter Peter & Wright of 8 Fore Street, Holsworthy Devon EX22 6ED. Mrs Samantha Risdon[use Contact Agent Button] [use Contact Agent Button]

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 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.

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.

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.