Bathpool, North Hill, Launceston

4 Bedroom Detached House for sale in Launceston

2 4 1

Detached and substantial former farmhouse.
Having a wealth of character throughout.
Two large reception rooms and four bedrooms.
Farmhouse kitchen/breakfast room and large utility room.
Delightful and productive mature gardens.
Further orchard and useful outbuildings.
Far reaching views across the beautiful Lynher Valley.

This Grade II Listed elegant country home has a wealth of character and charm and is believed to date back to the 18th century. It was once one of the most important homes in the area and reputedly the residence for several generations of the same family up until the 1970's. Our clients have resided at Uphill Farmhouse since the mid 1990's and have made many improvements to the property and cultivated the lovely gardens to grow fine produce year after year. Today this fine property has much to offer, not least these wonderful grounds which surround the home and complement the rural location above the River Lynher with few neighbours.
   
The following is a quotation from the home owner:
   
"We have adored our years in this beautiful old farmhouse. It has provided us with a warm comfortable home, ideal for family and friends visiting us, not to mention the parties. Being sheltered from the winds, it is the cosiest of houses especially in the winter with the inglenook or log burner blazing away. The ideal relaxation is sitting in the paddock with Bodmin Moor backdrop, the birds singing, surrounded by wild daffodils, snowdrops, primroses and bluebells. Just perfect …….."
      
INTERIOR
Beyond the attractive stone exterior which has granite quoins lies the spacious accommodation which is accessed via the welcoming entrance porch which serves the property. There are two elegant large reception rooms at the front comprising of the formal dining room and the lounge. The lounge is a lovely light and airy room and has the benefit of a striking inglenook stone fireplace with wooden mantle and open fire with a feature clome oven recess. The formal dining room has plenty of space for a large table and is perfect for those who like to entertain. It has a feature slated period fireplace which has a wood burning stove inset on a slate hearth. At either side of the fireplace there are very useful shelved storage recesses. Like the lounge, the dining room has beamed ceilings, wall lights and slate floors and window sills adding to the character.
   
Moving through, is the rear hallway, where the stairs gently ascend to the first floor. The farmhouse kitchen/breakfast room is well equipped with a range of matching units featuring wooden fronted cupboards and roll top worksurfaces. Included in the sale, is a range master electric oven and a refrigerator. The room enjoys an outlook via two windows over the rear garden, modern recessed downlighting, beamed ceiling and a tiled floor. Completing the ground floor is a very useful large utility room, this large room has further shelving and a built in sink and plenty of space for utility appliances and access to the side of the property and garden. It should be noted that subject to a buyers preference, the room is large enough to incorporate a ground floor shower room/WC within.
   
On the first floor the split level landing is a real feature and like the whole of the first floor has exposed wooden flooring and has access to all rooms. The master bedroom has an attractive stone chimney breast, window seat and like bedrooms two and four, which also face the front have a far reaching view over the orchard towards surrounding countryside. Bedroom two has a feature wooden fire surround, with inset stone fireplace and a window seat. Bedroom three is also able to accommodate a double bed and has exposed roof beams. Bedroom four is a single bedroom and capable office. All bedrooms share use of the family bathroom/WC which is exceptionally large and superbly appointed with a free standing bath with shower taps, low level WC, bidet and his and hers wash hand basins. The bathroom has useful built in cupboards providing handy storage.
   
Uphill farmhouse enjoys modern comforts such as oil fired central heating and UPVC double glazed windows, soffits, fascia's and guttering. It is clear to see how it would appeal to many buyers who seek good sized elegant rooms and space to accommodate family, be it permanently or for occasional visits.

GROUNDS
Externally, the property is approached by a shared private lane that serves the gated driveway which is adjacent to the level orchard. There is a hardstanding space for many cars and perhaps room for those with a towing caravan, motorhome or boat. The orchard is extremely well stocked with both eating and cooking apple trees, plum and pear trees. It is well bordered by natural hedging. Within this plot is a large detached outbuilding which could provide plenty of storage or be converted to a workshop or similar use (subject to obtaining all necessary consents). The orchard backs onto open farmland.
   
The front courtyard garden is a blaze of colour and is planted extensively with perennials and shrubs which frames the main façade beautifully. At the side, is a useful storage barn, which has power and light and again has a wealth of potential (subject to obtaining all necessary consents).

The immediate rear courtyard is a real sun trap and is often used for outside dining, barbequing and entertaining during the warmer months. A few gentle steps lead up to the main garden which is predominately laid to lawn and planted with further large shrubs, bushes and perennials including camellias and rhododendrons. A useful garden shed will be found along with a couple of attractive designated seating areas to enjoy the sunshine. There is a middle garden area, set out with shrubs, borders and a 10' x 6' (3.05m x 1.83m) greenhouse. At the top, is the large kitchen garden which has been the pride and joy of our clients who have worked tirelessly to grow fine vegetables and soft fruits in the rich soil. The area has many designated beds and at the top a large polytunnel with automatic watering system. This forms the highest part of the plot where, when you look back the outlook over the Lynher valley is simply breath taking.
   
LOCATION
Uphill Farmhouse stands proudly in a rural setting on the edge of Bodmin Moor. Surrounding areas are made up of similar large country properties within the parish of North Hill. The parish is served by St Torney Church at North Hill. Within a few miles the villages of Rilla Mill, Coads Green, Upton Cross and North Hill can be found, all of which offer many village facilities. North Hill has a Public House, Parish Church and Car Repair Garage with Coads Green having a County Primary School. Upton Cross also has a County Primary School, Public House and the Sterts Theatre. The property has access to the rugged terrain of Bodmin Moor and in particular the former mining settlement of Minions in the heart of Twelve Mens Moor close to Caradon Hill.
   
Further comprehensive shopping, commercial and recreational facilities are located in either Launceston (8.1 Miles) or Liskeard which is approximately 7.6 Miles. A wide range of private schools St Josephs (Launceston) and Mount Kelly College (Tavistock). Excellent transport links can be found in the cathedral city of Exeter by road, rail and air (Exeter International Airport) which is about 53 miles. The A30 dual carriageway can be reached in approximately 20 minutes. The continental ferryport and city of Plymouth is approximately 23 miles distant and has regular cross channel services to France and Spain.
   
SERVICES & REFERRAL FEES
Webbers Property Services Ltd (WPSLtd) refer buyers and vendor clients to Together Financial Solutions, please be aware that should you decide to use this service (WPSLtd) will receive an average referral fee of £265 from them on legal completion. (WPSLtd) may also provide a conveyancing quotation via Law Firm Services (LFS) in conjunction with a local law firm, should you decide to use this service (WPSLtd) will receive a referral fee of £150 on legal completion. This fee is taken for recommending their services and to cover the on-line transaction management service provided by (LFS).

Lounge 15'1" x 13'2" (4.6m x 4.01m).

Dining Room 18'11" x 13' (5.77m x 3.96m).

Kitchen 12'11" x 11'3" (3.94m x 3.43m).

Utility Room 14'4" x 11'3" (4.37m x 3.43m).

Bedroom 1 12' x 13'5" (3.66m x 4.1m).

Bedroom 2 12'1" x 13'6" (3.68m x 4.11m).

Bedroom 3 12'10" x 11'3" (3.91m x 3.43m).

Bedroom 4 9' max x 9'7" (2.74m max x 2.92m).

Bathroom/WC 14'5" max x 11'3" (4.4m max x 3.43m).

Greenhouse 10' x 6' approx (3.05m x 1.83m approx).

Large Shed 30' x 20' approx (9.14m x 6.1m approx).

Shed 10' x 6' approx (3.05m x 1.83m approx).

Barn 19' x 12' approx (5.8m x 3.66m approx).

From Launceston Town Centre proceed along the A388 (Western Road) upon reaching Pennygillam Roundabout take the third exit signposted toward South Petherwin heading South on the B3254. Continue for approximately 6 miles passing through the village of South Petherwin and hamlets of Slipper Hill and Congdons Shop continuing straight ahead at the crossroads. Continue through Berriow Bridge and Middlewood and then proceed up the hill. Take the next left hand turning to Bathpool and continue down into the village and over the bridge. Take the next left hand turning and proceed up the hill and continue taking the second right hand lane (into Uphill) where the property will be found on the left hand side with the parking opposite.

Property Ref: 55816_LAU060043

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