SITUATION
Situated in an increasingly popular area close to The Clay Trails - a popular network which are used for walking, cycling and riding out. Lavrean Bridge Farm is rurally positioned near the hamlet of Bowling Green. There are local facilities in the village of Luxulyan and Bugle each about 2 miles to the west, supplemented further by the town of St Austell about 4 miles to the south. There is a junction to the A30(T) about 3 miles to the north and from Bodmin Parkway Railway Station on the London Paddington line is about 8 miles.

BRIEF DESCRIPTION (RED)
Lavrean Bridge Farm conjures a pleasant ambience and an opportunity to buy an atmospheric holding. There is a pleasant, initially shared, driveway approach, which leads over a stream to the cottage and holiday "chalet".

The sale of Lavrean Bridge Farm, which comes to the open market for the first time in nearly 60 years, presents a tremendous opportunity to purchase a small-holding with a number of assets including a three-bedroom cottage, a long established holiday "chalet", attractive gardens, a useful and extensive single storey barn, and an attractive run of pasture land - bringing the total acreage to about 5.80 acres.

THE COTTAGE
Standing in a pleasant, virtually south-facing position, The Cottage offers detached two-storey accommodation which warrants updating and improvement.

On the ground floor is a fine triple aspect Entrance Porch which opens to a Living/Dining Room with focal stone open fireplace with grate, canopy and inset clome oven with door, and appealing outlook to the front fields. At the rear is a light Kitchen with a range of matching base and eye level units with splashback tiling and including single drainer, double bowl sink unit with mixer tap, oil-fired double oven Aga with extractor hood over, breakfast bar, high ceiling with ceiling timbers and with Side Hall with open tread stairs to the first floor and door to Separate WC.

On the first floor, centred around a Landing, are three Bedrooms with built-in wardrobes and a Bathroom with panelled bath, pedestal washbasin and wc.

The gardens lie mainly to the rear with stream border and offer areas of lawn with flower and shrub borders and a vegetable garden area with Greenhouse.

THE HOLIDAY CHALET
Known as Cherrytree Chalet, the holiday "chalet" is a cedar wood clad mobile home which we understand was originally placed in situ in about 1972. Although not currently or recently used for holiday letting purposes, the holiday "chalet" has been used since about 2002 by the current owner for holiday letting purposes for many years.

The holiday "Chalet" is also in need of updating and also offers potential for replacement and upgrading (subject to all necessary consents and approvals). It includes a rear Entrance Hall, Kitchen, Living and Dining Room, Side Hall, Inner Hall, 3 Bedrooms and Bathroom.

THE BARN
The Barn extends to about 750 sq ft and presents a useful General Purpose Building.

THE LAND
The land with Lavrean Bridge Farm lies mainly to the south and east of the cottage and presents a number of attractive pasture fields. On the Ordnance Survey there are no public rights of way which cross any part of the holding. It is considered, if desired, there is potential to create a pond within the land (subject to all necessary consents and approvals).

EXCLUSIVELY AVAILABLE (BLUE)
Exclusively available to the purchaser of Lavrean Bridge Farm, at the pre-fixed price of £150,000, is an adjacent block Farm Workshop building which extends to about 1,237 sq ft. Outside are ample parking areas, there is long stream frontage along the south eastern boundary and to the side an area of deciduous woodland - the total about .75 of an acre - and shown outlined in blue on the attached plan for identification purposes only. It is considered that there is potential for conversion to create a detached residential dwelling (subject to all necessary consents and approvals).

VIEWING
Strictly and only by prior appointment with Stags' Truro office on 01872 264488. Please do not use SatNav as it does not lead to correct property.

DIRECTIONS
Travelling east or westbound on the A30(T) exit at Innis Downs Roundabout a few miles to the west of Bodmin. Take the A391 towards St Austell and after about a mile at Lockengate, turn left towards Luxulyan. Drive for about 0.75 of a mile and turn right signposted towards St Austell, pass the Tulip Factory. Drive down into the valley, over the railway bridge and the Lavrean Bridge Farm will be seen on the left-hand side. PLEASE DO NOT USE SAT NAV - THE DIRECTIONS DO NOT TAKE YOU TO THE CORRECT PROPERTY.

SERVICES
Mains water and electricity connected (not connected to the holiday "chalet"). Private drainage. Night storage heaters and electric radiators. Oil-fired Aga. TV point. Broadband available.

UPLIFT CLAUSE
The sale of Lavrean Bridge Farm (and the Farm Workshop) will be on the basis of an uplift clause reserving to the Vendor, and her successors in title, 15% of any increase in value arising from the grant of planning consent for an additional residential dwelling or dwellings or holiday restricted development on the land, over the next 25 years. This would not include grant of planning permission for a Garage; an Annexe as ancillary accommodation to the Cottage; conversion of the Barn (and The Farm Workshop); a replacement of the Holiday Cottage; or extension of the Cottage.

TITLE DEEDS
There are some covenants on the Title Deeds.