Ref: LCAA6938 £405,000 Groom Cottage, 6 The Carriage House, Killiow, Nr. Truro, South Cornwall LEASEHOLD

A hidden gem located right in the heart of an historic country estate. In an exclusive setting enjoying great privacy with large private gardens bordered by 400 acres

or so of the Killiow Estate including 18-hole golf course, a delightful Grade II Listed 2/3 bedroomed former carriage house with superb detached studio/office and parking for 2 cars.

An exquisitely picturesque setting yet remarkably just 2½ miles south of Truro, close to Falmouth and nearby Fal Estuary.

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SUMMARY OF ACCOMMODATION Ground Floor: entrance hall, refitted kitchen with Aga, formal dining room/bedroom 3, dual aspect sitting room with woodburning stove. First Floor: landing, master bedroom with en-suite shower room, 2nd double bedroom, family bath/shower room. Outside: storeroom/meter room, detached timber studio/home office, gorgeous level lawned private garden some 110ft in length with areas of level lawn, full width paved terrace and paved pathways enjoying a high degree of privacy and seclusion, vegetable patch, communal gardens, two designated parking spaces in communal gravelled car park. DESCRIPTION

• One of just a handful properties created from the magnificent Grade II Listed former carriage house of the Killiow Estate, in the heart of estate land itself and just a short stroll from the widely acclaimed Kiliow Golf Club.

• Converted in 1990 the property uses the original building to great effect with wonderful slate roofed veranda protecting the walkway to the front door. The accommodation is well presented with high ceilings throughout the ground and first floors with attractive multi pane windows.

• Accommodation of immense character includes a superb dual aspect sitting room with windows looking out over the delightful communal gardens and doors out to the private side gardens. A superb kitchen recently refitted with Economy 7 red Aga, handmade kitchen units and polished granite worksurfaces with fantastic slate flagged floors. There is a formal dining room which can provide a third double bedroom if required.

• Two good sized double bedrooms on the first floor, the master with en-suite shower room and a separate family bathroom.

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• Superb private, level gardens laid to lawn with hedge and shrub borders, a real oasis of peace and tranquillity.

• Recently constructed detached timber outbuilding providing fantastic, stylish ancillary accommodation to the main, perfect for a studio or home office in a lovely sunny corner of the garden.

• Two designated parking spaces in communal gravel car park together with numerous room for visitors parking.

• Sold with immediate vacant possession – no onward chain.

LOCATION As well as the golf course literally being on the doorstep of Groom Cottage there are footpaths leading through beautiful surrounding countryside and Kea Church is close to the start of the driveway. From this rarefied position, one would never know that Truro is only 2½ miles away which is the cathedral city of Cornwall providing the largest range of shops, restaurants, cafés and services in Cornwall. The heart of Truro has Georgian and Victorian buildings and cobbled streets and here there are local shops mixed with national retailers including the flagship Marks & Spencer store on the Lemon Quay piazza which holds numerous events and markets throughout the year. On the other side of the piazza one will find the Hall for Cornwall theatre which is the cultural hub of the county and a short walk away along Lemon Street is a multi screen cinema. About 2 miles away from Killiow in the other direction are the sailing waters of the Carrick Roads at Feock where there are sailing facilities at Loe Beach and larger boats can moor at Mylor Yacht Harbour where there are pontoons, swinging moorings and boating facilities. Falmouth is just under 20 minutes’ drive away and is Cornwall’s largest port town and is nearly as well served as Truro yet has a very different feel as it is set around a working harbour. The King Harry Ferry leaves Feock beside the National Trust owned Trelissick estate and arrives at the picturesque and unspoilt Roseland peninsula where there are larger sandy beaches and creeks to explore as well as the upmarket sailing village of St Mawes. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) From parking area a paved pathway leads through a grand arched passageway to the inner courtyard, covered pathway leads to entrance door into:-

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ENTRANCE HALL. Turning staircase to first floor, understairs cupboard, slate flagged floor, cloaks cupboard with shelving, Creda night store heater and underfloor heating, cupboard housing electricity fuse box. Door to:- CLOAKROOM / WC. Obscure glazed window to side, low flush wc, obscure glazed window to side, low flush wc, pedestal wash hand basin with tiled splashback, tiled flooring, loft hatch. Small pane double doors into:- SITTING ROOM – 26’5” x 13’3”. A superb dual aspect room with small pane wooden windows and small pane double doors opening out onto communal front gardens and private east facing gardens, feature fireplace with wrought iron multi fuel stove with tiled surround and tiled hearth. TV aerial point, inset downlights, electric panel radiator and underfloor heating.

DINING ROOM / BEDROOM 3 – 14’1” x 9’2”. Dual aspect with small pane window overlooking inner courtyard and small pane double doors overlooking and opening out onto private gardens. Electric panel radiator and underfloor heating, inset halogen downlights, space for twelve seat dining table. KITCHEN – 10’3” x 9’1”. Recently refitted with a comprehensive range of base and eye level cupboards on three sides with roll edged granite worksurfaces over, integrated Villeroy & Boch Belfast sink and integrated drainer with brushed steel swan neck mixer tap. Small paned windows overlooking inner courtyard, Economy 7 electric Aga, integrated Siemens microwave, corner cupboards with Magic Corner carousel units. Fisher Paykel dishwasher, inset halogen downlights, slate flagged flooring, extractor fan.

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FIRST FLOOR

LANDING. High level window to front, inset halogen downlights, smoke detector, loft hatch with pull down ladder access to large boarded loft space. The loft space also gives access to the clock tower and access is required infrequently for maintenance. Airing cupboard with Albion Ultrasteel pressurised hot water tank with slatted shelving. Creda night store heater. Doors into:- MASTER BEDROOM – 14’6” x 11’2”. Attractive arched windows with deep window sills overlooking communal garden area and woodland, telephone point, fitted wardrobes. Electric panel heater, TV aerial point. Door into:-

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EN-SUITE SHOWER ROOM. Fitted with white sanitaryware including low flush wc, pedestal wash hand basin, shower cubicle with Mira electric shower, tiled on one side, inset halogen downlights, heated ladder style towel rail, extractor fan, wood laminate flooring.

BEDROOM 2 – 11’6” x 11’2”. Dual aspect with attractive arched windows with deep window sills overlooking communal and private gardens. Fitted wardrobe, electric panel radiator, TV aerial point.

FAMILY BATHROOM. Fitted with contemporary white sanitaryware including low flush wc, pedestal wash hand basin with chrome mixer tap, bath with handrails and mixer shower attachment and retractable shower screen. Chrome heated ladder style towel rail, wood effect laminate flooring, obscure glazed arched window to inner courtyard with deep window sill, extractor fan, directional halogen downlights.

OUTSIDE

STORE ROOM / METER CUPBOARD – 9’10” x 5’11”. Shelving on three sides with additional door to inner courtyard providing excellent additional storage for garden equipment etc. NB. This cupboard also houses electricity meters for the other properties of The Carriage House and can be accessed by those dwellings for the purposes of reading meters. To the east side of Groom Cottage is a wonderful approximately 110ft long private garden which features lovely level lawn bounded on two sides by mature hedge and shrub borders, a pathway leads through the middle with a firepit barbecue area in the middle and situated on the boundary a fantastic slate roofed timber studio/office. TIMBER STUDIO / OFFICE – 13’3” x 9’. A wonderful triple aspect room with three double glazed windows and double glazed double doors overlooking and opening out onto private rear garden. Wood floors, power and light connected. A superb addition to the main accommodation.

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VEGETABLE GARDEN. Area of hardstanding, rhubarb plants, raspberry bushes, HOT TUB, pedestrian access to communal parking area.

GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com. POST CODE – TR3 6AG. SERVICES – Mains water and electricity, private drainage. For Council Tax see www.mycounciltax.org.uk. TENSURE AND POSSESSION. – Leasehold, residue of 997 years from 1990. Ground rent we understand £25 per annum. Service charge varying contributions to Residents Management Committee who determine on an annual basis what communal work is

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required. In practice, it is generally approximately £1,000 per annum. Buildings insurance is paid separately again on a communal basis and most recently was £300 per annum per residence. DIRECTIONS – Proceed from Truro towards Falmouth along the A39, turn right signposted Baldhu and Kea. Proceed down the hill and over the ford and up the hill and after Kea Church turn left onto the Killiow Estate private road which crosses the golf course. When the road forks take the right hand fork, proceed along this lane and turn right into the first parking area where 6 The Cottage House as 2 parking spaces. From here proceed on foot on the path to the front of The Carriage House and pass through the arched entrance. Once into the courtyard the entrance door for number 6 will be found on the right hand side. AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy. OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

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