SITUATION
The Cottage and Studio are situated on the edge of the hamlet of Silverwell between Truro and St Agnes on the north coast. There is a junction to the new A30(T) about 1.5 miles to the south, and the north coast with its various surfing beaches is a few miles to the north. The cathedral city of Truro, being the commercial and retail centre of Cornwall is about 6 miles to the south where there is a station on the London Paddington line.

THE COTTAGE
A wonderfully presented residence with, on the ground floor, an inviting enclosed and spacious Entrance Porch which opens to a central Living Room with wide stone fireplace with inset wood-burner set in slate hearth, at the rear of which is an Inner Hallway with doors off to the other ground floor rooms. These include a Dining Room with stone fireplace, an adjoining vaulted Kitchen with matching range of base and eye level Shaker style kitchen units with timber worktops to splashback tiling and including a single drainer sink unit with mixer tap, electric cooker, integral dishwasher and double-glazed doors to outside.

Also on the ground floor is a good sized Utility Room with matching base and eye level cupboards and drawers with single drainer sink unit with mixer tap, space and plumbing for washing machine and door to outside.

At the rear is a Double Bedroom and a separate tiled Bathroom with side filling Whirlpool bath, suspended washbasin and wc.

On the first floor are two Double Bedrooms, a Single Bedroom (with restricted ceiling height) and a Wet Room with fully tiled shower, suspended washbasin and wc.

THE GARDEN
Outside, lying mainly to the south of The Cottage, is a fenced garden laid mainly to lawn with hardstanding seating areas.

THE STUDIO
Situated to the rea of The Cottage with a separate pedestrian access, The Studio, which is a holiday let, is single storey and present an open-plan double aspect vaulted Kitchen, Living and Sleeping Room with wood-burner set on slate hearth and a matching range of base level units and includes a single drainer sink unit, inset oven with a four-ring hob over and integral dishwasher. Off is a Shower Room includes a fully tiled shower with electric shower, pedestal washbasin, wc and chrome wall mounted towel radiator.

Outside, The Studio benefits from a raised decked seating area enjoying valley views with extensive open garden beyond with the the rear an enclosed garden with covered Hot Tub and adjacent outdoor heater. its own private garden area.

THE LAND
The land which lies mainly to the south and west of The Cottage and Studio, comprises a pasture field and run of deciduous woodland, a real haven for a variety of wildlife, with long stream border. In total, the property extends to about 2.34 acres.

BUSINESS RATES
The property is currently business rated - the current rateable value is £6,400.

TENURE AND POSSESSION
Freehold with vacant possession. Completion in 6 months.

RIGHTS OF WAY
On the Cornwall Council interactive map, there is a bridleway which crosses the property.

HOT TUBS
There are two hot tubs included with the sale.

VIEWING
Strictly and only by prior appointment with Stags' Truro office on 01872 264488.

DIRECTIONS
From Truro take the A394 westwards to the A30(T). At the roundabout take the exit onto the A375 towards Perranporth. Drive for about half a mile and take the first turning to the left towards Perranporth. Pass the pine trees on the left-hand side and take the next turning to the left. Follow the road around to the left and right and where the road bears to the left, continue straight on to a stone lane, at the lower end of which bear to the right into the car parking area and the Cottage will be seen down to the left.

SERVICES
Mains water and electricity connected. Private drainage via a sewerage treatment plant. Broadband and Mobile Telephone coverage (Ofcom): mobile indoors - EE, Three, O2 and Vodaphone are limited and outdoors - EE, Three, O2 and Vodaphone likely. Standard and Ultrafast Broadband available. LPG central heating to The Cottage.