Ref: 9237 GUIDE PRICE: £595,000

Delightful, privately situated country property far from the madding crowd…

MELLINGEY CONSTANTINE, FALMOUTH, SOUTH CORNWALL TR11 5QH

A unique opportunity to acquire a 4 bedroom detached country cottage, with a useful studio with

potential, situated at the end of a tree lined lane, in a tranquil valley setting with no near neighbours.

The property enjoys complete privacy and is set within delightful wooded and landscaped gardens and grounds with stream together with a pasture field, in all approx. 6 acres.

GWEEK 1½ MILES * CONSTANTINE 2 MILES * HELSTON 4½ MILES * FALMOUTH 10 MILES

SITUATION Mellingey is situated in a wonderfully private position, at the end of a third of a mile long hard surfaced entrance lane which meanders through a stunning wooded valley to an opening where the property is nestled within its gardens with ample parking, on the slopes of the valley enjoying a sunny southerly aspect and attracting a wide variety of flora and fauna. The property lies approx. 1½ miles from the creekside village of Gweek at the head of the picturesque Helford River offering good local services and facilities. The larger village of Constantine is less than 2 miles distant and has a popular well stocked village shop and off licence, primary school, doctor’s surgery and pub etc. The former market town of Helston is less than 5 miles distant and has an extensive range of services and amenities, supermarkets, health, leisure and education facilities, is home to RNAS Culdrose Naval Base and is the gateway to the Lizard Peninsula boasting spectacular stretches of coastal and clifftop scenery and walks. The harbour town of Falmouth is less than 10 miles away and again offers a superb range of services and facilities including access to the excellent sailing waters of the River Fal and Carrick Roads. The Combined Universities of Cornwall Campus at Tremough, Penryn, is also within easy reach.

THE PROPERTY Mellingey has been in our client’s family ownership for approximately 24 years and was extended by the previous owners to provide additional accommodation. The property maintains a wealth of period features within the original cottage and some architectural features within the additions adding to the country charm and uniqueness of this property. The property is complemented with useful outbuildings including a garage, garden shed, garden machinery store and a studio/home office, which subject to planning could be converted to provide additional accommodation or indeed a holiday let, with wonderful views over the garden. The valley woodland gardens have been landscaped and nurtured over the years to provide a lovely tranquil and secluded setting, with an abundance of mature trees, shrubs and flowering plants with lawned areas with an idyllic stream running through.

The accommodation briefly comprises, all dimensions approximate: Stable door with inset leaded glass to Entrance Porch with tiled floor, coat rack, half glazed door to Entrance Hall with hard wood floor and underfloor heating, exposed beam ceiling, built in bookcases, feature tall vertical window to the front, staircase to first floor, double doors to Living Room: 19’10’’ x 11’8’’, a delightful character room with exposed beams and panelled ceiling, feature fireplace with mantel over and exposed granite stanchions, recessed cupboards to side, two sash windows and door to the front, open shelves, turned staircase to the first floor. Dining Room: 17’ x 13’2’’, a dual aspect room with French doors and secondary glazing to rear garden, hard wood floor, exposed pitched beam ceiling, windows and door to front terrace, ceiling light, wood burner on granite plinth, multi-pane French doors to Kitchen/Breakfast Room: triple aspect room with door to patio terrace, pine fronted floor and wall units with roll top worksurfaces and inset 1½ bowl stainless steel sink unit, fitted double oven and grill, space for dishwasher and cooker (Everhot cooker available by negotiation), exposed beam ceiling, pine door to Utility Room: 16’10’’ x 5’11’’, door to outside, stainless steel sink unit with cupboards and drawers below, pantry shelving, space for washing machine.

Bedroom 1: 12’11’’ x 10’10’’, a dual aspect room with PVCu frame windows to the side and rear, under floor heating, storage cupboard with slatted shelves. Bathroom: 18’11’’ x 6’11’’, suite comprising tiled shower cubicle, low level wc, bath with tiled surround, vanity wash hand basin with cupboard below, electric wall heater. First Floor: Landing: airing cupboard with slatted shelves and lagged hot water tank with immersion heater. Bedroom 2: 13’2’’ x 11’1’’, triple aspect room with arch window to the rear. Bathroom: part tiled walls with low level wc, bidet, bath with shower attachment, vanity wash hand basin with cupboards below, wall light and electric shaver point, electric wall heater. Accessed from the living room is a staircase to a second Landing and Bedroom 3: 15’1’’ x 12’2’’ max, timber frame sash windows to front elevation, white wash panel ceiling, part panelled walls, pine door. Bedroom 4: 8’4’’ reducing to 6’6’’ x 7’2’’, white washed panelled ceiling, timer frame sash window to the front, coat hooks.

THE GARDENS The grounds are a particular feature of the property with a cottage style garden below the patio terrace to the front and side of the cottage with a mature beds, flower and shrub borders surrounding a lawned area. Over the years our clients’ have developed a delightful valley garden with a wealth of specimen plants and trees centered around the babbling brook and natural ponds, planted with Azaleas, Camellias, Hydrangeas, Rhododendrons and magnificent tree ferns alongside Magnolias and Acers.

From the water meadow, a pathway leads through the wooded area with bluebells up to the top boundary with a delightful woodland walk. To the rear of the house there is a level fruit and vegetable garden with a useful Polytunnel containing raised beds and a Garden Store.

THE OUTBUILDINGS Garage (16’11’’ x 11’11’’) of concrete block construction with stone front elevation under a flat roof, metal up and over door with side pedestrian door, power and light connected. Garden Shed (14’5’’ x 12’7’’) divided into two sections, constructed of part concrete block and timber elevations under a pitched roof which is part tiled and part Perspex providing a useful greenhouse and potting shed. Studio (22’8’’ x 14’7’’) with two feature window walls enjoying superb garden views, potential for conversion to a holiday let or ancillary accommodation, subject to planning permission, utilising the garden store below 20’9’’ x 11’11’’. Garden Store (12’1’’ x 8’10’’) pitched tiled roof, adjoining former Generator Shed (9’2’’ x 6’) of concrete block construction.

THE PADDOCK Situated above the house and buildings is a pasture paddock extending to approximately 2.1 acres. The field is gently sloping with a southerly aspect and bound by Cornish hedges. The land is suitable for equestrian use, hobby farming, pets and poultry etc. From the land there are superb valley views.

SERVICES: Mains electricity connected. Private water supply and private foul drainage system. None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Interested applicants are advised to make their own enquiries and investigations prior to making an offer. COUNCIL TAX: Band F: £2,469.73, payable 2018-2019. LOCAL AUTHORITIES: Cornwall Council, County Hall, Truro, Tel: 0300 1234 100. Western Power Distribution, Tel: 0845 6012989. South West Water, Exeter, Tel: 0844 346 1010. WAYLEAVES, EASEMENTS & RIGHTS OF WAY: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist. In particular a Public Footpath cross the pasture field PARTICULARS & PLAN: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed, and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The attached plan is not to scale and is for the purpose of identification only. Although believed to be correct the accuracy of the plan is in no way guaranteed nor does it form part of the Contract. VIEWING: Strictly and only by prior telephone appointment with the Sole Agents Lodge & Thomas, 58 Lemon Street, Truro, TR1 2PY. Tel: 01872 272722. DIRECTIONS: From Falmouth, proceed on the A394 towards Helston. Pass through Longdowns and Rame and at Edgcumbe turn left signposted “Gweek”. Follow this road for approx. 2½ miles and after a left turn to Constantine with a grass triangle, the access lane to Mellingey can be found on the left hand side after approx. 400 yards. Proceed along the hard surfaced lane for about third of a mile leading to the property.