Langore, Launceston, Cornwall PL15

Exceptional rebuilt and extended cottage finished to an outstanding standard, featuring bespoke staircase, high-spec kitchen, new services throughout and elegant open-plan living. Landscaped gardens with pizza oven, double garage, workshop and ample parking complete this superb home.

DESCRIPTION
This exceptional cottage has been rebuilt and extended to an outstanding standard, with meticulous attention to detail evident throughout. From the moment you step into the entrance hallway, the quality of craftsmanship is clear, with a bespoke ornate staircase forming a striking architectural centrepiece. Painted beams with integrated remote-controlled lighting add further sophistication, with the same system also thoughtfully incorporated into the impressive outdoor entertainment area with pizza oven.

The high-specification kitchen features premium appliances and sits at the heart of a thorough upgrade programme, which includes a new boiler, new central heating system and a complete new electrical installation. The internal decoration provides a refined and timeless finish, while a newly built external chimney, wood-burning stove, and new double-glazed sash windows throughout, enhance both comfort and energy efficiency.

The light-filled open-plan reception room space offers generous accommodation for modern day living, complemented by a separate lounge offering versatile reception room space. The ground floor further benefits from an entrance porch, welcoming hallway, cloakroom and useful utility room. To the first floor are three bedrooms, including a beautifully appointed principal bedroom with en-suite facilities.

Externally, the gardens have been landscaped to an exceptional standard, thoughtfully designed for ease of maintenance and finished with high-quality materials including rainbow Indian sandstone paved areas. The outdoor space offers a combination of lawns and seating areas, complemented by a dedicated entertaining area with pizza oven, alongside a double garage, tool store/workshop and additional off-road parking.

LOCATION
The property is situated in the heart of Langore, a charming village with a vibrant community centered around the village green and village hall. Located just 3 miles from the historic market town of Launceston, residents enjoy easy access to a range of amenities, including primary and secondary schools, supermarkets, healthcare services, and veterinary clinics. Launceston also offers various sporting and social clubs, a leisure centre, and there are two challenging 18-hole golf courses, both located within 3 miles from the property.

The A30 also provides direct connections to the cathedral cities of Truro and Exeter. Exeter offers further convenience with access to the M5 motorway, a mainline railway station with services to London Paddington, and an international airport. The city of Plymouth lies approximately 23 miles south of Launceston and provides intercity rail link and continental ferry port.

ACCOMMODATION
Entrance via apex glazed door into:-

ENTRANCE PORCH
Window to the side elevation. Limestone flooring and door leading into entrance hallway.

ENTRANCE HALLWAY
Custom ornate tree trunk staircase rises to first floor, limestone flooring and doors to:

AIRING CUPBOARD
Housing pressurised hot water cylinder, underfloor heating controls, linen storage shelving, electric plug socket and light.

CLOAKROOM / UTILTY
Obscure window to the front elevation. Close coupled WC, vanity unit with inset ceramic hand was basin, tiled splashbacking and cupboard below. Worksurface with cupboard and space for washing machine under, limestone flooring, recessed spotlights and extractor fan.

LOUNGE
A frameless glass door leads into a versatile reception room which could be utilised as a snug, library, music room, home office or downstairs bedroom. Limestone flooring throughout, zonal heating control, two sash windows to the front elevation with window seats. Fireplace with cloam oven, limestone hearth, timber mantel and inset log burner.

OPEN PLAN LIVING SPACE
A frameless glass door leads into this impressive open plan kitchen living space with zonal underfloor heating throughout. Vaulted ceilings include two electric Velux skylights and bifold doors from both the kitchen area and lounge, lead out into the garden. The kitchen area has floor to ceiling cupboards along one side with integrated fridge, freezer, eye-level dishwasher with integrated waste bins below, combi-microwave and “Pyrolytic” self-cleaning oven. Floating centre island with Quartz work surface having undermounted copper sink and mixer tap over. Inset large induction hob with flush ceiling extractor above, having it’s own remote control lighting and vented externally. The island also includes a breakfast bar and pop-up power station with USB, plug and wireless power options.

Further coffee station with Quartz worksurface and tiled splashbacking. Independent wall mounted “kettle fill” cold tap with drain and storage cupboards below. Limestone flooring throughout and space for large dining room suite. The living area enjoys a large apex picture window to the gable end due to the vaulted ceiling and overlooks the garden. Exposed painted beams with remote controlled lighting, feature bioethanol fireplace with painted timber mantel over.

From the entrance hallway, a custom ornate tree trunk staircase rises to:

FIRST FLOOR LANDING
Doors leading to all first floor bedrooms and family bathroom. Two sun tunnels and wood effect flooring.

MASTER BEDROOM
A grand double bedroom with vaulted ceiling, French doors with Juliet balcony overlooking the garden and apex window to the side elevation. Exposed painted beams, TV point, radiator, wood effect flooring and fitted floor to ceiling wardrobes. Frameless opaque glass door leading into:-

EN-SUITE
Obscure window to the front elevation. Close coupled WC, shower enclosure with glass doors, tiled splashbacking and rain shower. Oval bath with centre fill mixer tap and mosaic half height tiled splash back. Wall hung vanity unit with counter top oval hand wash basin, mixer tap and cupboard below. Illuminated touch mirror above. Tiled flooring and heated towel rail (heat synced with hot water tank).

FAMILY BATHROOM
Obscure sash window to the front elevation and Velux window. Bath with centre fill mixer tap and half height splashbacking. Wall hung vanity unit with counter top oval hand wash basin, mixer tap and cupboard below. Illuminated touch mirror above. Tiled flooring and heated towel rail (heat synced with hot water tank). Close coupled WC and walk-in shower enclosure with tiled splashbacking and rain shower.

BEDROOM THREE
Double bedroom with vaulted ceiling and pendant light. Sash window to the front elevation overlooking the garden. Radiator, space for bedroom furniture and wood effect flooring.

BEDROOM TWO
Large double bedroom with vaulted ceiling and pendant light. Sash window to the front elevation overlooking the garden. Radiator, space for bedroom furniture and wood effect flooring.

As you approach the property, there is a gravelled parking area which provides ample parking and turning space, including access to the double garage. A pedestrian gate provides access to the front of the property. A gently sloping path leads to the front of the property. The garden benefits from a substantial rainbow Indian sandstone paving, accessed from the open plan living space, perfect for enjoying outdoor living, entraining and alfresco dining. The garden is private and enclosed by timber fencing screened with well planted evergreens and perennials, offering seasonal colour. The remainder of the garden is laid to lawn for ease of maintenance, along with a mature Willow and Fir tree. There is also a log store and secure tool store/workshop.

GARDEN PAVILLION
Slate tiled floor with timber frame under a fiberglass roof structure. Custom built pizza oven, four electric sockets and remote controlled lighting. A fantastic covered space for entertaining and dining.

DOUBLE GARAGE
Two vehicle electric roller doors to the front and pedestrian door to the rear. Loft hatch providing further storage in boarded loft space. Electric connected and space for two cars. Also, space for further storage.

TOOL STORE / WORKSHOP
Providing further storage for outdoor equipment. Power, water and electric connected. Could be utilised as an additional external utility room if required.

SERVICES
Mains water, electricity and drainage. Oil fired central heating. Underfloor heating through limestone flooring all independently zone controlled. On the first floor there are temperature and time controlled central heating radiators.

EE Rating - TBC
Council tax band - E
Directions
What3Words – ///Stump.nuptials.visits
Virtual Tour - available on request

Viewings strictly by appointment only
Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs. Full details of all our properties are available on our website www.kivells.com.

Disclaimer
Kivells, their clients, and any joint agents give notice that they are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, boundaries, measurements, or distances are approximate. The text, photographs, CGI’s, and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation, or other consents, and Kivells have not tested any services, equipment, or facilities. The property is sold subject to all matters in the Property and Charges Register, including rights of way, wayleaves, and easements. Purchasers are deemed to know all boundaries; neither the vendor nor agents will define them. Boundary disputes will be decided by the vendor’s agent. Nothing in these particulars constitutes financial advice. Seek your own financial advice. Using Mortgage Genies SW Ltd. services will result in a referral fee of £250 + VAT to Kivells. Kivells retains copyright to all sales particulars, photographs, floor plans, sketches, and advertisements.

Verified Material Information

Council Tax band: E

Tenure: Freehold

Property type: House

Property construction: One wall of snug room is cob and stone construction

Energy Performance rating: F

Electricity supply: Mains electricity

Solar Panels: No

Other electricity sources: No

Water supply: Mains water supply

Sewerage: Mains

Heating: Oil-powered central heating is installed.

Heating features: Double glazing, Underfloor heating, and Wood burner

Broadband: FTTP (Fibre to the Premises)

Mobile coverage: O2 - Good, Vodafone - Good, Three - Good, EE - Good

Parking: Garage and Driveway

Building safety issues: No

Restrictions - Listed Building: No

Restrictions - Conservation Area: No

Restrictions - Tree Preservation Orders: None

Public right of way: No

Long-term area flood risk: No

Historical flooding: No

Flood defences: No

Coastal erosion risk: No

Planning permission issues: No

Accessibility and adaptations: Level access

Coal mining area: No

Non-coal mining area: Yes

All information is provided without warranty. Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.

The information contained is intended to help you decide whether the property is suitable for you. You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: builder, plumber, electrician, damp, and timber expert.

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