Ref: LCAA6706 £785,000 Bosanath Mill, Bosanath Valley, Mawnan Smith, Falmouth, Cornwall FREEHOLD

Enjoying immense privacy within beautiful streamside gardens and woodland of about 1.2 acres, a delightful detached 5 bedroomed south west facing former mill ideal for dual family

occupation. A tranquil rural home in a captivating valley only 1½ miles from Mawnan Smith and close to the Helford River with garage and workshop with planning permission to develop.

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SUMMARY OF ACCOMMODATION Ground Floor: large sitting room, separate dining room, lower kitchen, utility room, separate wc, shower room/wc, boot room/side hall. First Floor: 5 bedrooms, 2 further bath/shower rooms, second kitchen. Outside: beautiful streamside gardens of about 1.2 acres, office building, detached double garage, store/playroom with planning permission to develop. DESCRIPTION Bosanath Mill is situated enjoying immense privacy in a quiet country lane facing south west over its own private gardens and abutting woodland and a beautiful small trout stream, only approximately 1½ miles from Mawnan Smith and close to the upper reaches of the Helford River and Port Navas creek. The property boasts charm and character and is beautifully presented offering potential for dual occupation. Access is gained via an attractive timber clad entrance porch through to a large sitting room with inglenook fireplace, woodburning stove and beamed ceilings. There is a side hallway/boot room with utility area, ground floor shower room, separate wc and further utility room. The large bright dual aspect sitting room leads to a very good sized dining room with feature art deco style fireplace and steps down to a large well fitted lower kitchen having direct access to the garden via patio doors. There is also a superbly fitted upper kitchen area accessed from the side hallway/boot room and also having access to the garden.

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On the upper floor, there are two separate bedroom areas accessed via separate staircases in the dining and sitting rooms. The larger area having three good sized bedrooms, a bathroom and a well fitted bathroom/wc. The second area has two further bedrooms and further similarly fitted bathroom/wc. In the past, the current owners have separately let one side of the house and also carried out some B&B. Externally the property nestles in a beautiful valley location adjacent to a very pretty trout stream and woodland and occupies a plot of approximately 1.17 acres. The house faces south over its own very private gardens and despite being in a valley location enjoys fantastic natural light. The impressive entrance is via a pair of double timber gates and a sweeping tarmacadam driveway to a large parking area. The gardens themselves are extremely pretty and well stocked with areas of lawn surrounded and interspersed by maturing shrubs and trees including an area of woodland. There is further development potential via the double garage and workshop which is situated at upper road level and there is planning permission to further develop under Cornwall Council planning application number PA15/04932. There is also a detached studio/office building 17’4” x 9’3”. Adjacent to the western gable end of the house is a covered decked entertaining area which sits literally immediately beside the stream with an adjacent store/boiler room. An extremely versatile character home enjoying the utmost privacy in a highly desired location close to the Helford River and Port Navas Creek. LOCATION Bosanath Mill is situated in the delightful Bosanath Valley on approximately 1½ miles from the village of Mawnan Smith and close to Port Navas Creek and the Helford River. Mawnan Smith itself offers an excellent range of facilities catering for most day to day needs including a general store, sub post office, hairdressers, restaurant, surgery and the thatched Red Lion public house. The village also offers primary schooling and sporting facilities including football, cricket and bowling clubs. Nearby is the very well served port of Falmouth which offers an excellent range of local and national retailers, commercial and professional services, schooling and a local hospital. A branch line links Falmouth to the main Penzance to Paddington line at Truro which is Cornwall’s capital city which also offers a further wide range of amenities including three private schools. The nearby Helford River and Falmouth Bay make this one of the finest areas in the country for those interested in sailing. The Helford requires little introduction and as one of the foremost locations in Cornwall, an area of exceptional natural beauty with woodland lined creeks, perfect for exploring by boat. Both the Helford River and Falmouth harbour have deep water moorings and the area is well served by boat yard facilities, sailing clubs and waterside inns. There is a golf course close by at Budock Vean and another at Falmouth. There are also highly regarded National Trust gardens at Glendurgan and Trebah, sandy beaches and cliff

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top walks along the coastline and all of this helps to make this location one of the most desirable in the county. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Access is gained via an oak stable style entrance door with leaded feature to:- ENTRANCE PORCH – 8’9” x 5’6”. Tiled floor, two double glazed windows overlooking the gardens and double glazed roof panels, courtesy lighting, granite step to:-

SITTING ROOM – 26’3” x 14’1”. Ceiling height from the bottom of the beams to the floor 6’2”. A fantastic bright dual aspect room with three double glazed windows with shutters and window seat, a feature granite inglenook fireplace with slate plinth and Contura woodburning stove, beamed ceilings, engineered oak floor throughout. Feature granite quoins, radiator with thermostat, wall mounted uplighters, TV aerial socket, enclosed staircase. Walkway and door to:- SIDE HALL / BOOT ROOM – 14’5” narrowing to 8’4” x 12’. Fully tiled floor, LED downlighters, wide panelled glazed door to the front, uPVC double glazed window, electric panel heater, space and plumbing for washing machine and tumble dryer, built-in cupboard with hot water cylinder, staircase to the first floor, oak lift latch door to:- WET SHOWER ROOM / WC. Fully tiled walls and floor, low level wc, wash basin, twin shower unit with rainfall head and further hand shower attachment, double glazed window, extractor fan, LED downlighters, electric towel rail/radiator. UPPER KITCHEN / BREAKFAST ROOM – 14’ x 12’2”. Bright triple aspect room with double glazing on all elevations plus more traditional panelled glazed entrance door and steps returning to the garden. Fitted with a range of contemporary units providing ample soft close cupboard and drawer space including breakfast bar with concealed refrigerator

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and freezer beneath, integrated Fisher & Paykel washing machine, built-in Bosch induction hob, filter hood, oven, microwave and hotplate. Extensive range of drawers and cupboards, polished granite worksurfaces with matching upstands and splashback, LED downlighting in a lovely pitched apex ceiling and rough cast painted stone wall. Accessed from the sitting room is:- DINING ROOM – 16’ x 14’7” narrowing to 11’9”. Fabulous Art Deco style oak fireplace with sympathetic tiled insets and mirror containing Morsø woodburning stove, wall mounted uplighters, two double glazed windows overlooking the gardens, radiator with thermostat, engineered oak floor throughout, lift latch door, further staircase with steps giving access to:- LOWER KITCHEN – 15’10” x 11’6”. Fitted with a range of cottage style cream base cupboards and drawers and matching eye level wall units including display shelves, woodblock worktop and complementary tiled surrounds, inset 1½ bowl sink unit with mixer tap, exposed beamed ceiling with downlighters, space for large American style fridge/freezer and dishwasher, built-in double electric oven and halogen hob, extractor fan. A dual aspect room with double glazed window on the side elevation overlooking the covered

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entertainment area and sliding double glazed patio doors to the front patio area. Radiator, with thermostat, tiled floor throughout, lift latch oak door to:- UTILITY ROOM – 11’6” maximum x 7’. Tiled floor, hardwood stable door to the entertainment area. Space for tumble dryer and plumbing for washing machine, butler style sink with woodblock worktop surround and built-in cupboard, radiator with thermostat, oak lift latch door to:- SEPARATE WC. Stylish modern low level wc and wash basin with mixer tap, fully tiled walls and floor, uPVC double glazed window, downlighters, further lift latch door from the utility room to:- LARGE BUILT-IN PANTRY. UPVC double glazed window. Two main staircases leading to the first floor. From the dining room a concealed staircase leads to:-

FIRST FLOOR

LANDING. UPVC double glazed window, downlighters, built-in bookcase and storage cupboard. BEDROOM 1 – 12’9” x 11’7” plus deep bay window 5’2” x 3’10”. Further wardrobe recess 6’4” x 3’4”. A really bright dual aspect room with uPVC double glazed windows on both elevations, sitting area with an outlook over the fast flowing stream that runs adjacent to this bedroom. High ceiling, radiator with thermostat. BEDROOM 2 – 15’2” x 8’1” plus door recess. Two double glazed windows overlooking the gardens and stream, radiator with thermostat, built-in bookshelves, cupboard housing hot water cylinder. BEDROOM 3 – 11’6” x 7’1”. Twin dual aspect double glazed windows, radiator with thermostat. BATH / SHOWER ROOM / WC. Fully tiled walls and ceiling and fitted with a modern white suite comprising low level wc with concealed cistern, wash basin with mixer tap and vanity unit, bath with shower screen, electric shower unit over. Loft access, electric downlighters, heated radiator/towel rail, uPVC double glazed window. Second main staircase is concealed and leads from the sitting room to:-

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FIRST FLOOR

LANDING. Downlighters, uPVC double glazed window, radiator with thermostat. BEDROOM 4 – 14’4” x 8’1”. Twin double glazed windows with deep window shelves overlooking the rear gardens and stream, TV aerial socket, radiator with thermostat, downlighters, range of deep built-in wardrobe units. BEDROOM 5 – 13’8” x 9’4” narrowing to 7’. Twin room with canopied ceiling, downlighters, loft access, uPVC double glazed window, radiator with thermostat. BATH / SHOWER ROOM / WC. Fully tiled walls and floor filled with a white suite comprising low level wc with concealed cistern, pedestal wash basin with mixer tap and vanity unit, bath with shower screen and electric shower unit, uPVC double glazed window, downlighters, radiator/towel rail.

OUTSIDE

Access to Bosanath Mill is via a double timber gated entrance to a sweeping tarmacadam driveway to a lower parking area with space for a number of vehicles. The property is enveloped by its beautiful rural surroundings with area of mature woodland, sweeping lawns interspersed and surrounded by mature shrubs and trees and bounded by a fast flowing brook. Beyond the stream there is an area of woodland not owned, but proving great shelter. Adjacent to the lower end of the house there is a large slate paved patio and timber deck leading to a covered

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entertaining area 25’ x 12’. Useful log store and attached boiler room with Worcester central heating boiler. In all the gardens extend to about 1.2 acres. At road level there is a DETACHED DOUBLE GARAGE BLOCK 20’ x 17’6” approximately with twin metal up-and-over doors, light and power. Steps lead to a STORE/PLAYROOM BENEATH 20’ x 8’7”. Planning permission obtained to further develop. DETACHED OFFICE BUILDING 17’4” x 9’3”. Electric panel heating, ceiling and uplighters, engineered wood floor, double glazed windows, apex ceiling. Lovely light bright space currently used as an office. Built-in kitchenette unit with boiler tap ideal for making tea and coffee.

N.B. Our clients inform us that there is a historic right of way across the garden of Bosanath Mill to draw water from the stream. During our client’s period of ownership, they have not experienced anybody exercising this right and have further informed us that the same situation applied to the previous owners of Bosanath Mill. 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 – TR11 5LL. SERVICES – Private water and mains electricity. Private drainage. Oil fired central heating. For Council Tax see www.mycounciltax.org.uk.

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DIRECTIONS – Proceeding from the direction of Argal Reservoir towards Mawnan Smith along Penwarne Road. Proceed past Penwarne Farm on the left and just before reaching the main part of the village and the Mawnan Smith sign turn right. Proceed down this road and up the hill. Shortly after a 40mph speed sign turn left signposted unsuitable for heavy goods vehicles. Proceed along this lane for approximately 0.9 miles where Bosanath Mill can be found at the bottom of this beautiful valley just past Bosanath Farm on the right hand side of the road with double garage at road level. Just beyond it a double gated entrance into the property. 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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Not to scale – for identification purposes only.

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For reference only, not to form any part of a sales contract.

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