OVERVIEW

Little Exe Cottage is a former farmstead which comprises a detached cottage, a small range of outbuildings and approximately 4 acres of land (pasture and woodland) set in a remote rural location at the end of a farm track approximately 1.2 miles long. The current accommodation comprises of three reception rooms, a conservatory, a hobby room with low ceiling, four bedrooms and bathroom. The vehicular access along the farm track which is used by other land owners and property is ideally accessed by 4 wheel drive vehicles. The property has a mains electricity supply and private water and drainage. It is situated approximately 2.5 miles from the nearest village of Week St Mary.

Tenure

Freehold

GROUND FLOOR

ENTRANCE Porch with timber door leading to: UTILITY / SCULLERY 13' 6" x 11' 0" (4.12m x 3.36m) With original Shippen mangers and Grant oil fired boiler. Door to: SUN ROOM 16' 7" x 9' 8" (5.06m x 2.96m) max incorporating walk in pantry. Glazed roof. Steps down and twin doors lead into: DINING ROOM 13' 2" x 8' 8" (4.03m x 2.66m) Disused Rayburn (formerly oil fired). Understairs storage cupboard, door to: SITTING ROOM 17' 3" x 11' 11" (5.28m x 3.65m) Large fireplace with wood burning stove and clome oven with original door. Half glazed door to: REAR CONSERVATORY 18' 3" x 11' 8" (5.58m x 3.58m) With door to: HOBBY ROOM 21' 7" x 11' 7" (6.60m x 3.55m) With restricted ceiling height, timber panelled walls.

GROUND FLOOR CONTINUED

From the dining room step down and timber door leads into: KITCHEN 15' 2" x 7' 2" (4.63m x 2.20m) Electric meter fuse board and switches for pump to water system. Door to: REAR HALLWAY / CLOAKROOM Rear hallway with door to cloakroom with WC. From the dining room steps rise to

FIRST FLOOR

LANDING BEDROOM ONE 12' 0" x 11' 11" (3.66m x 3.65m) With steps down into: DRESSING ROOM / BEDROOM FOUR 11' 1" x 7' 5" (3.38m x 2.27m) BEDROOM TWO 12' 5" x 10' 7" (3.80m x 3.23m) BEDROOM THREE 13' 4" x 10' 4" (4.08m x 3.16m) BATHROOM 10' 3" x 7' 10" (3.13m x 2.41m) With built in large airing cupboard housing hot water cylinder.

OUTSIDE

The property is approached over a shared farm lane which is approximately 1.5 miles long then across one furtehr field giving access into the property via a five bar gate with ample parking. Timber doors give access to adjoining garage. Oil storage tank. Range of stone built outbuildings and further outbuildings and garage. Large aviary / chicken run or duck pen. The grounds extend to approximately four acres with orchard, woodland and pasture. Former pond with enclosed fencing. There is an enclosed level pasture paddock with gate access and further gate access into a small woodland. he gardens are also enclosed to the rear of the property. Thee are many various trees including a range of fruit trees. Former granary steps with decking balcony (in need of restoration). Adjoining garden store. Pond in rear garden. Rear pump house for water and holding tanks.

SERVICES

Private bore hole water supply, private drainage and mains electricity.

VIEWINGS

There will be regular viewing sessions in the lead up to the auction. Please telephone joint Auctioneers Millerson, Launceston T: 01566 776055 or Auction House Devon & Cornwall T: 01392 455928 to arrange a viewing.

SOLICITORS

TLT LLP, 1 Redcliff Street, Bristol, BS1 6TP T: 0333 006 0519 Attn: Sue Thompson E: sue.thompson@TLTsolicitors.com

FULL DETAILS

Photographs, room dimensions, floor plans and area measurements (when available) are included within our full details online at www.auctionhouse.co.uk. All published information is to aid identification of the property and is not to scale.

NOTICE TO BIDDERS

Please be aware that if your bid is successful on auction day, Exchange of Contracts will happen immediately after the auction. As part of this the auction day staff will be required to take copies of proof of ID documents (passport and photo driving licence) and both proof of funds and the source of funds for all buyers. Failure to produce the correct documents immediately after the auction will result in the Lot being offered to the next highest bidder. For a full list of auction day requirements please either see the document within the Legal Pack or contact Auction House Devon & Cornwall. In this instance the seller has no personal knowledge of the property, and these details have been prepared on the basis of the limited information we have received.

Energy Efficiency Rating (EPC)

Current Rating 48 Band E

Local Authority

Cornwall County Council

Additional Fees

Administration Charge - £600 inc VAT payable on exchange of contracts.

Disbursements - Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.