Ruanlanihorne, Ruan High Lanes, Truro, Cornwall, TR2 5NZ

1 Bedroom Ground Floor Flat for sale in Ruan High Lanes

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A stylish and contemporary one-bedroom ground floor apartment forming part of an attractive development of just nine properties, enjoying a delightful setting alongside the picturesque creek in the sought-after Roseland village of Ruan Lanihorne. Offered for sale with no onward chain, and allocated parking.
Accommodation Summary
Ground Floor: Open Plan Sitting/Dining Room with Kitchen, Inner Hall, Double Bedroom, Shower Room.
Outside: Allocated Parking Space, Communal Grounds.
Tenure: Leasehold – 125 years from 30 January 2019.
SUBJECT TO A SECTION 106 AFFORDABLE HOUSING RESTRICTION – prospective purchasers must meet the relevant eligibility criteria. Please refer to the Important Information below before arranging a viewing.
IntroductionSituated within the peaceful creekside village of Ruan Lanihorne, this attractive one-bedroom apartment provides a rare opportunity to acquire an affordable home within the highly desirable Roseland Peninsula.
The apartment occupies the ground floor of a characterful development of just nine properties and offers well-planned, easily maintained accommodation with a contemporary open-plan living space. Of particular appeal is the setting alongside Ruan Creek.
The property is subject to a Section 106 Affordable Housing Agreement, meaning that purchasers must satisfy specific local connection, housing need and financial eligibility requirements.
DescriptionThe apartment is approached through double-glazed French doors, which open directly into a light and inviting open-plan living space. The Sitting/Dining Area provides ample room for both comfortable seating and a dining table, with the French doors and adjoining glazing providing good natural light.
The adjoining Kitchen is fitted with a range of ivory base and wall-mounted cupboards complemented by laminated work surfaces. Integrated appliances include a stainless-steel oven, four-burner gas hob and extractor hood, while there is provision for a fridge/freezer and washing machine. A cupboard houses the LPG-fired Potterton boiler.
An inner hallway leads to the Double Bedroom, which benefits from a recessed fitted wardrobe.
Completing the accommodation is a well-proportioned Shower Room, fitted with a large tiled shower enclosure, WC and pedestal wash basin, together with a heated towel rail and useful built-in storage.
The apartment offers an appealing combination of manageable accommodation and an attractive village setting, making it particularly suitable for an eligible purchaser seeking a permanent home within this highly regarded part of the Roseland Peninsula.
OutsideThe development is surrounded by communal areas incorporating a bin store and communal LPG storage. The apartment benefits from an allocated parking space.
Location Summary (Distances are Approximate)Kings Head Public House: 150 yards. Truro: 11 miles (London Paddington about 4.5 hours by rail). Tregony: 2.5 miles (excellent primary and secondary schools). St Mawes: 8 miles. Pendower Beach: 4 miles.
Ruan LanihorneRuan Lanihorne is one of the Roseland Peninsula's most picturesque rural villages, occupying a wonderfully peaceful position beside Ruan Creek, a tributary of the River Fal. The village enjoys a distinctly timeless character, surrounded by beautiful countryside, tidal waterways and the rolling landscape for which the Roseland Peninsula is renowned. Despite its tranquil setting, the village remains conveniently positioned for the surrounding communities. Tregony is approximately 2.5 miles away and provides a useful range of everyday facilities, while the cathedral city of Truro and the town of St Austell are both approximately 10 miles distant. The A30 at Summercourt is approximately 13 miles away, providing access to the wider county.
Historical InformationRuanlanihorne, as the parish is spelt is entirely rural in character with wooded areas in the river valleys. Bounded by Tregony, Veryan, Philleigh and St Michael Penkevil, the church town of Ruan has a population of around 250 people. Originally known as 'Laryhorn', the village was, from the mid 12th century onwards, the site of a castle of the Lercedekne family and the main settlement was at Sheepstor (Sheepstall) located towards Tregony, where the Pomeroy family also built a castle. In 1334, John Lercedekne was granted permission for the castle by Edward II. Before the castle was demolished in the 19th century, it was described as having a 40' keep, seven towers and possibly an outer courtyard.
The parish church was dedicated to St Remous (or Remon) in 1321. It has a chancel and a nave, a north isle, and a south transcript. The single tower houses a ring of two bells. In later years a stained glass window was installed in 1866. The Rev John Whitaker was Rector of Ruan Lanihorne for 30 years. Road maps as early as 1685 show the main coach road from London to Lands End ran through Philleigh, crossing the road at the King Harry Ferry and Tolverne. Ruan Lanihorne also stood on the old coach road where the Kings Head public house served many a patron in its time. The creek at Ruan is a bird lovers paradise and provides a haven for waders and waterfowl. The gentle hills are leafy and are a joy for a walking enthusiast and explorers.
TregonyTregony is known as the gateway to the Roseland Peninsula. This is an Area of Outstanding Natural Beauty with a wealth of beaches, fishing villages, lovely countryside and sailing facilities. Tregony was once a thriving port on the River Fal before it silted up. To-day it is flourishing again with many interesting old buildings, Church, excellent junior school with Little Carne nursery class, the Ofsted rated “Outstanding” Roseland Academy Senior School, two doctors' surgeries, dentist, hairdresser, Public House and a range of shops along its wide main street, including a mini-market and post office. Despite its rural location, Tregony remains well connected with a regular bus service to Truro, St Austell, Probus, Portscatho, Veryan and St Mawes. The City of Truro, the commercial centre of Cornwall lies some 8 miles away and offers an extensive range of retail facilities together with private schooling and a main line rail connection to London, Paddington.
Important Information – Section 106 Affordable HousingTo be considered eligible as a potential buyer you will need to be someone with an Area Local Connection to Ruan Lanihorne , as defined in the Section 106:
• Residency/permanent employment of 16 + hours per week for 3 + years OR• Former residency of 5 + years OR• Close family member (Mother/Father/Sister/Brother/Son/Daughter) where that family member has lived in the parish for 5 + years and there is independent evidence that support is needed to be received/given
After 28 days of marketing the area can widened to the adjoining parishes of St. Michael Penkivel, Tregony, Veryan and Philleigh
After 56 days of marketing this can be extended to someone with a local connection to Cornwall.
In addition the applicant will need to:• Be in Housing Need – i.e. living with family/renting and otherwise unable to afford a home on the open market• Have a minimum 10% deposit – s.106 lender requirements have changed since Covid and this is now what they’re asking for• Have a recent AIP from a s.106 lender. (It is recommended that you seek the advice of an Independent Financial Advisor to obtain this)• Have viewed and offered on the propertyThe asking price is 65% of the Open Market Value which has been assessed at £150,000 by a RICS Chartered Surveyor.Cornwall Council hold nomination rights for the first 15 days of marketing. This means that all expressions of interest we receive must be passed to Cornwall Council for their consideration and decision.
All prospective purchasers should satisfy themselves as to their eligibility and obtain confirmation from Cornwall Council before incurring significant legal, mortgage or other costs. H Tiddy cannot determine an applicant's eligibility on behalf of Cornwall Council.
General Information
Services: Mains electricity and water. Private drainage. Metered communal LPG gas supply.
Tenure: Leasehold. 125-year lease commencing 30 January 2019.
Ground Rent: Previously advised as £200 per annum until 2043. Purchasers' solicitors should verify the current ground rent provisions and any review mechanism contained within the lease.
Service Charge: To be confirmed.
EPC: C
Council Tax: Band B.
Parking: One allocated parking space.
Section 106: The property is subject to an Affordable Housing Section 106 Agreement. Prospective purchasers must satisfy the relevant eligibility requirements.
Agents Note: The previous marketing information stated that the asking price represented 65% of an Open Market Value assessed by a RICS Chartered Surveyor.
Wayleaves, Easements and Rights of Way: The property is sold subject to and with the benefit of all existing rights, easements and wayleaves as may exist.
Viewing: Strictly by appointment with H Tiddy.
Material Information: Please go to media/brochure tabs
Important NoticeEvery effort has been made with these details, but accuracy is not guaranteed, and they are not to form part of a contract. Representation or warranty is not given in relation to this property. An Energy Performance Certificate is available upon request. The electrical circuit, appliances and heating system have not been tested by the agents. All negotiations must be with H Tiddy. Before proceeding to purchase, buyers should consider an independent check of all aspects of the property. Further information on mobile coverage and broadband availability is found on Ofcom and Openreach ‘checker’ websites. Visit the Gov.uk website for further information and to ‘check long term flood risks.
General Data Protection Regulations: We treat all data confidentially and with the utmost care and respect. If you do not wish your personal details to be used by us for any specific purpose, then you can unsubscribe or change your communication preferences and contact methods at any time by informing us either by email or in writing at our office in St Mawes.

Important Information

• This is a Leasehold property.
• The annual cost for the ground rent on this property is £200
• The annual service charges for this property is £750
• This Council Tax band for this property is: B

Property Ref: 334412

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