Lower Brazacott Farm, Brazacott, North Petherwin, Launceston, PL15

Sold Subject to Contract £585,000

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Lower Brazacott Farm,

Lower Brazacott Farm is situated within the tranquillity of Brazacott, a hamlet which lies within the rural parish of North Petherwin and a short distance from the ancient Cornish capital of Launceston. Rarely will one find such unspoilt quietness in a location such as this.

The property is detached and set back in its own courtyard, approached from the country road via its own private driveway. Said to date back to the mid 1700's and is abundant with charm and character, Lower Brazacott retains the features which one would associate with a property of this era. Combine this beautiful property with its excellent equestrian or smallholding facilities, its views over its own pasture and surrounding farmland and Dartmoor in the distance, make Lower Brazacott Farm a gem.

Whilst retaining its features Lower Brazacott Farm has the benefit of a new roof in recent years, the roof space is boarded to cover the entire roof floor, double glazing throughout and oil fired central heating

Key Points

Totally quiet
Unspoilt location
House with potential
Easy commute connections
Equestrian suitability
Approx 13 acres including 3 acres of woodland

Detached Period Home

Four Bedrooms
Bathroom and separate Shower Room
Hall
Study
Living / Dining Room
Sun Room
Kitchen
Cloakroom
Utility Room

The Outbuildings

Two Traditional Cornish Cobb, stone and block barns - potential for conversion (subject to planning application)
Large multi purpose Barn with internal stables

The Land

Mature Gently Sloping Pasture over Three Paddocks
Approx Three Acres Young Woodland
In all extending to some 13 acres

The extensive accommodation is as follows

Ground Floor

Entrance Porch
Stable door, slate bench window seat, tiled floor and opening into:

Reception hall 2.74m x 2.31m (9' 0” x 7' 7”)

With a slate flagstone floor, exposed ceiling beams, radiator and stairs rising to first floor. Doors to Lounge/Dining Room, Kitchen and door into:

Study / Office 3.96m x 2.36m (13' 0” x 7' 9”')

Leaded light double glazed window overlooking the approach to the front of the property, with exposed ceiling beams, central heating radiator, ornamental centre light and BT point.

Lounge/dining room 9.45m x 3.58m widening to 4.27m (31' 0” x 11' 9” wide)

With fireplaces at both end of this sizeable room, one being inglenook with most attractive lpg gas fired log effect wood burner set on slate hearth and an inglenook fireplace with beam and mantel over and original clome oven. To the side is an arched recess and further slate recess on the other side of this impressive fireplace. Window with bench seat, radiator and at the opposite end of the room is a stone fireplace with slate mantel, bench window seat beneath double glazed window, double radiator, exposed ceiling beams and door to conservatory via an inner hallway and the gardens beyond.

Inner hallway to conservatory and lawn with flagstone slate floor and uPVC glazed door into:

Conservatory 4.34m x 3.35m (14' 3”' x 11' 0”)

Tiled floor, plant shelf, two wall light points, patio doors opening onto paved terrace all enjoying views over garden to adjoining pasture paddocks beyond.

Kitchen 3.89m x 3.05m (12' 9” x 10' 0”)

A range of base and eye level units with roll edged laminated work surfaces over. Inset stainless steel sink unit with mixer taps and single drainer. Exposed ceiling beams, attractive tiled floor, appliance space for electric cooker, useful under stairs storage cupboard, radiator, stable door opening into:

Utility room 5.79m x 2.24m (19' 0” x 7' 4”)

Base level Worcester oil fired boiler for central heating and hot water. Access to loft space, doors to courtyard to front and access track to side of property. Door to Workshop and door to:

WC Cloakroom
Low flush WC, radiator, plumbing for wash basin. (The ornate wash basin is not in the sale and is offered by separate negotiation)

Boot Room 4.78m x 2.29m (15' 8” x 7' 6”)

Belfast sink with plumbing and appliance space for washing machine, triple aspect.

Upstairs
First Floor Landing

There is access to boarded loft space, built-in airing cupboard and doors to all rooms.

Bedroom 1 4.34m x 4.14m (14' 3” x 13' 7”)

Built-in wardrobe, radiator and views to rear over garden to adjoining pasture paddock.

Bedroom 2 5.18m x 2.31m (17' 0” x 7'7')

Radiator, double glazed window to front aspect with views over courtyard to covered yard beyond.

Bedroom 3 2.92m x 2.62m (9'7' x 8' 7”)

Radiator, window with views over garden to pasture paddock.

Bedroom 4 3.58m x 2.13m (11'9' x 7'0')

Double glazed windows with views over garden to adjoining pasture paddock, radiator and built-in double fronted wardrobe with mirror and fitted bookshelf.

Family bathroom 3.05m x 2.03m (10' 0” x 6' 8”)

A suite of panel enclosed bath with tiled splashbacks, wash basin, low flush WC, radiator.

Separate Shower Room

A ceramic tiled cubicle with independent electric shower.

Outside

The property is approached off a quiet parish road via a timber five bar gate which leads to a large gravelled courtyard, the farmhouse and out buildings. The extensive gardens lie to the front and side of the property and there is a vegetable garden. A track from the courtyard gives access to an orchard and then on into the land.

The buildings comprise;

Open fronted Garage - 7.63m x 5.61m (25' 0'' x 18' 4'') Concrete block elevations under a corrugated sheet roof, concrete floor with light and power connected.

Traditional Barn – 10.7m x 3.8m (36' 1'' x 12' 6'') Cob and part concrete block walls under a corrugated sheet roof with concrete floor, light and power connected.

Subject of course to all planning and building regulation, it maybe that these two buildings would convert to holiday lets, family annexes or other uses. No opinion is given as to whether planning may be granted.

Modern Farm Building - 27.43m x 18.29m (90' x 60”) From the courtyard, steps lead up to a most useful covered yard with concrete floor and four stables with automatic drinkers and adjoining secure tack room. To the front of this shed there is access to an enclosed exercise and loading area which adjoins the parish road.

The Land

Adjoins the property and is divided into four enclosures with mains water trough in three of the enclosures. There are 3 acres of woodland which is currently under the English Woodland Grant Scheme and therefore the purchaser takes on the obligations of the grant scheme details of which can be obtained from the agent's office. There is a further additional road access on the western boundary of the land. The land in all extends to 13.6 acres (5.5 ha) or thereabouts.

There is a R. W. G. S payment of £349.00 annually

Location and information

At Brazacott there the well respected North Petherwin primary school and the village of North Petherwin itself is some 1.5 miles to the south with its thriving community spirit, village hall, and church. The village of Week St Mary is 5 miles to the north with a post office/general store catering for day to day needs. A more comprehensive range of shopping facilities can be found at the former market town of Launceston, known as the Gateway to Cornwall some 7.5 miles distant. Here there is a 24-hour supermarket, doctors, dentists and veterinary surgeries together with places of worship, fully equipped leisure centre, two testing 18-hole golf courses and numerous sporting and social clubs. In addition there is access to the vital A30 trunk road which links the Cathedral Cities of Exeter and Truro. At Exeter there is mainline railway station serving London Paddington, access to the M5 motorway network, and an international airport. To the north of Brazacott is the coastal resort town of Bude which provides access to the A39, the Atlantic Highway and has extensive sandy beaches together with testing 18-hole links golf course and picturesque cliff land walks. Brazacott lies equidistant between the moors of Bodmin and Dartmoor where there is extensive riding out and outdoor leisure pursuits together with more formal equestrian facilities at the Tall Trees Equestrian Centre at Davidstow, Duchy College of Agriculture and a network of peaceful lanes within the vicinity.

Services

Mains water and electricity, private drainage system. Bulk oil fired central heating. Telephone and broadband connected. The property has the benefit of uPVC double glazed windows throughout except for the bathroom. Please note the agents have not inspected or tested these services.

Outgoings

The property is sold subject to all local authority charges and is council tax band E

Local Authority

Cornwall County Council, New County Hall, Treyew Road, Truro, Cornwall, TR1 2AY.

Viewing

STRICTLY BY APPONTMET WITH THE VENDORS SOLE AGENT



  • Totally quiet hamlet location
  • Four bedroom detached house
  • 13 acres approximately of mature pasture and woodland
  • Equestrian sutability
Floorplan for Lower Brazacott Farm, Brazacott, North Petherwin, Launceston
EPC Graph for Lower Brazacott Farm, Brazacott, North Petherwin, Launceston

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