EQUESTRIAN FACILITIES & RIDING OUT
MAIN AMERICAN BARN - 36ft x 48ft - contains 4 12ft x 12ft stables, 12ft x 12ft tack room, 12ft x 12ft rug room, area for the Farrier/Shoeing. Area for hay. Concrete floor with central drains/Power/Lights/ Water.
BARN 2 (Currently used as a LORRY GARAGE) - 20ft x 40ft - Large timber framed barn with tin roof, concrete floor and further mezzanine floor to one end for further storage. Currently large enough to house a large horse box /capable of assorted other uses. Conduit laid down for power cabling etc.
STONE & BRICK FORMER STABLE - solid building in traditional stone and slate roof. Ideal for conversion into a home office or combining with the attached building into a 1 bedroom annexe (subject to the usual conditions)
TIMBER GARDEN STORE - Attached to the above building which would be ideal for an office or as above (joined to make a 1 bedroom annexe subject to the usual consents)
OUTDOOR ARENA - 20M x 40M Post and railed arena with flock and sand surface, gate to the fields as well as a gate to the stable yard.
HACKING OUT - Across lanes, also over the Goss Moor Trail, St Dennis and the clay country.

LOCATION & AREA AWARENESS
The property enjoys a very private rural position yet is also conveniently placed for local amenities. Roche is one of the nearest villages (around 2 miles) and offers a surprising range of shops and facilities including: a Co-op supermarket, butchers, greengrocer, newsagent, Post Office, 2 country pubs and various take away outlets. A health centre was constructed in the village just a couple of years ago and there is a Primary School. The nearest secondary school is at St Stephen just 6 miles away. For more comprehensive shopping and amenities the nearest towns are St. Austell, Bodmin and Wadebridge. At St Austell is the nearest main line rail station around 15 mins away as well as Bodmin Parkway, (about 18 mins) offering connections to London on the Paddington line. The mid Cornwall position also makes the location ideal for those who enjoy beach life or water sports being equidistant to both the north and south coasts, Newquay, to the north with it's golden sands and bustling nightlife and the picturesque harbour side villages of Fowey, Charlestown and Mevagissey to the south. Popular and beautiful Watergate Bay is approximately 7 miles away and the Cathedral City of Truro (17 miles) boasts comprehensive shopping and educational facilities. For commuting there is easy access to the A30 (T) a few miles away which winds it's way through Cornwall placing most of the county in reasonable distance and Newquay airport is around 20 minutes drive offering overseas and UK destinations including London Heathrow main terminal and Spain.

ACCOMMODATION - refer to the floor plan
Built around 10 years ago in replacement of a former cottage with much thought put into both the external finishes of stone facing and part slate, mixing a modern interior with character features creating a rurally located equestrian and lifestyle family home.
GROUND FLOOR: Triple aspect SITTING ROOM with granite and brick fireplace, two columns of solid granite either side with a further solid granite Bressumer beam over a multi fuel burner. Double doors opening out to a recently added conservatory making the most of the far reaching surrounding views. DINING ROOM open plan to the comprehensively fitted KITCHEN with white fronted units, a wide range of appliances, granite worktops, range cooker (liquefied Propane Gas Fired and electric) and slate flooring. UTILITY ROOM with space for washing machine and low lever unit and work top. Further CLOAKROOM and WC, wash hand basin fully tiled, chrome radiator , quality fixtures and fitting as well as a a built Airing Cupboard.
FIRST FLOOR: A wide central staircase leads to the first floor landing to the MASTER BEDROOM with en-suite SHOWER ROOM, dressing area /Pot. 4th Bedroom - with built in furniture
2 further BEDROOMS - each double in size and enjoy a dual aspect over the surrounding countryside.
FAMILY BATHROOM - fully tiled, bath with large shower screen, vanity unit with wash hand basin, chrome radiator all finished in high quality fixtures.

LAND & GROUNDS
The bulk of the land lies to the rear of the property with post and railed paddocks offering far reaching views over open countryside. In total there are six paddocks. The drive is approx 250m long with an area of grass to the side which leads to the property and the central parking and equestrian complex. The whole sit in approx 7 acres (*TBV). The acreage stated at the property is *TBV - (To Be Verified), which means that the land has not been formally measured by Equus and or its sellers/clients. Where available a Title Plan from Land registry will have been acquired showing the boundary and acreage. Otherwise an online measuring tool will have been used to 'check' the acreage where possible. Interested applicants/buyers are advised that if they have any doubts as to the plot size and wish to have verification of the exact area of the entire plot, they will be required to make their own arrangements at their own cost by appointing the services of an accredited company who can measure the area for a compliant Land Registry Title Plan.

HELPFUL WEBSITES
We recommend that you visit the local authority website pertaining to the property you are interested in buying for all the planning consents / restrictions / history and the following websites for more helpful information about the property and surrounding local area before proceeding in a purchase: www.goodschoolsguide.co.uk - www.homecheck.co.uk
www.floodrisk.co.uk - www.environment-agency.gov.uk - www.landregistry.gov.uk, www.homeoffice.gov.uk, www.ukradon.org

SERVICES & OUTGOINGS
TENURE: Freehold
LOCAL AUTHORITY: CORNWALL
SERVICES: Solar Panels (owned by the vendor) on the roof which are for electric and feed into the National Grid with any excess power. Private drainage. Oil central heating. LPG gas bottles for the Cooking Range. Mains water and electric. Further private water supply which is used for the horses.
TAX BAND: E
EPC RATING: B 84/100

VIEWING ARRANGEMENTS
All Viewings are strictly by Appointment with the Vendors Agent
Equus Country & Equestrian, South West
T: 01872 487976
E: [email protected]
DISCLAIMER: All prospective buyers view all properties for sale with Equus International Property Ltd at their own risk and neither the Agents, Joint Agents nor the Sellers take responsibility for any damage or injury however caused to themselves or personal belongings or property. By viewing a property with Equus you accept this disclaimer. If inspecting the outbuildings, equestrian facilities or any other building within the grounds you must wear appropriate clothing and footwear and children must be either left in the car or supervised at all times by those who brought them. Livestock should not be touched and all gates left shut or closed after use.