Description
Outstanding and very well located residential stock and arable farm. Character well-presented 3 bedroom barn conversion, 3 bedroom house. Impressive livestock / storage buildings and stables. 115 acres of quality grass / arable land, areas of woodland. Common with grazing rights.

Coombegate Farm is conveniently located on the edge of the parish of Laneast, a short distance from the main A30 dual carriageway which is approximately 4 miles to the east where there is easy access to Launceston and Exeter to the northeast, with Truro to the south.

Coombegate is an outstanding residential stock and arable farm in a sought after and accessible location. The 3 bedroom, 2 reception room house and 3 bedroom, 4 reception room converted barn offers multigenerational living or holiday letting. The land extends to approximately 115 acres of quality grass and arable land, with small areas of woodland and a small stone quarry. The adjoining Laneast common extends to approximately 54 acres, is owned with grazing rights. The modern buildings provide livestock accommodation, fodder / machinery storage, workshops and stables. From the land there are Stunning far reaching views to Dartmoor, Exmoor, the north Cornish coast.

Coombegate Barn
Coombegate barn is a substantial and most appealing 3 bedroom barn conversion which has been sympathetically converted to a high standard of finish retaining most of its original character and charm. The well-appointed accommodation benefits from timber framed double glazed windows and oil fired central heating and briefly comprises: Rear entrance Lobby; tiled floor, Kitchen dining room; a dual aspect room, windows to the front and rear, fitted kitchen with wall and base units, butlers sink, electric range cooker with extractor above, tiled floor, vaulted ceiling with exposed A frame beams. Study; a dual aspect room windows to the rear and side, tiled floor, boiler cupboard housing Eurostar oil fired boiler. Utility room; tiled floor, fitted wall and base units, space for washing machine and drier, cloakroom; tiled floor, wash basin and w/c. Front entrance hall; tiled floor, airing cupboard, stairs to the first floor, doors off to: Bathroom; Shower, wash basin, bath, w/c, Garden room; a triple aspect room overlooking the lawn gardens, French doors open on to the patio. Bedroom 2; widow to the front courtyard, wash basin, bedroom 1; a dual aspect room, fitted wardrobes, ensuite; shower, w/c, wash basin. On the first floor: Sitting room; a triple aspect room, feature cut stone corner fireplace, wood burning stove, vaulted ceiling with exposed A frames. Bedroom 3; a dual aspect room, exposed feature stone wall, fitted wardrobes, ensuite; shower, w/c, wash basin.

Coombegate House
Coombegate House is an attractive and well-proportioned 3 bedroom traditional Cornish stone farmhouse. The house is currently used as a popular holiday let and provides a second home for multi-generational living. The well-presented accommodation benefits from wood effect uPVC double glazing and oil fired central heating. The accommodation briefly comprises: Entrance Porch; Sitting room; cut stone fireplace, slate hearth and wood burning stove, beamed ceiling, stairs to the first floor. Kitchen / dining room; slate flagstone floor, beamed ceiling, fitted kitchen with wall and base units, ingle nook fireplace electric double oven range cooker with extractor above. Utility room; slate flagstone floor, fitted wall and base units, door to the side. Cloakroom; slate flag stone floor, wash basin and w/c. On the first floor: Landing; airing cupboard, Bedroom 1; fitted wardrobes, ensuite; shower, w/c, wash basin. Bedroom 2; feature stone fireplace, family bathroom; vanity unit, wash basin, w/c bath with shower above. Bedroom 3; feature stone fireplace.

Gardens
At the front of Coombegate House is an enclosed courtyard garden with low level stone walls, gravelled seating areas which are ideal for alfresco dining and entertaining, bordered by flowering shrubs and trees. A path leads around the side of the house to an enclosed lawn garden interspersed with specimen shrubs and trees. Leading to the kitchen garden with raised bed and a n aluminium frame greenhouse. At the side of Coombegate Barn is a large terraced lawn garden, steps lead through a pagoda to the lower lawn terrace, onto the paved patio at the side of the garden room, which is ideal for alfresco dining and entertaining.

Buildings

Carport (7.84m x 3.65m (25'8" x 11'11"))

Stable Block (13.40m x 3.55m (43'11" x 11'7"))
Divided into 3 stable loose boxes and a tack room / feed store

Machinery Store / Workshop (18.00m x 13.00m (59'0" x 42'7"))

Open fronted machinery / Fodder Store (18.30m x 9.00m (60'0" x 29'6"))

Livestock Building (36.50m x 9.80m (119'9" x 32'1"))
Which can be divided into 4 pens with feed barriers, concrete apron and overhang to the front.

Dung Store Building (9.80m x 8.95m (32'1" x 29'4" ))

Livestock Building (18.20m x 8.90m (59'8" x 29'2" ))
Which can be divided into 2 pens with feed barriers, concrete apron and overhang to the front.

The Land
Coombegate Farm extends in all too approximately 115 acres (46.53 ha) in a ring fence. The land is to approximately 103 acres of quality, predominantly level pasture and arable land divided into easily managed enclosures within traditional Cornish bank hedging and stock proof fencing and 12 acres of amenity conifer and deciduous woodland. The majority of enclosures are accessed from two farm tracks. Immediately adjacent to the farm is approximately 54 acres of Laneast Down which is owned by Coombegate Farm and benefits from grazing rights. There is a small private quarry with direct road access on the southern boundary, providing “Laneast Quartzite” stone which is ideal for building and hedging.

Services
Water – Mains
Drainage – Private septic tank
Electricity - Mains
Heating – Oil fired central heating.
Telephone & Broadband – BT connection
Council Tax – Barn Band E - House Small business rate relief
EPC – Barn E53 House D64
Sale Completed - 31st October 2023

Common Grazing Rights
The Common Grazing Rights on Laneast Common will be transferred to the purchaser on completion.

Local Authority
Cornwall Council, County Hall, Treyew Road, Truro, Cornwall, TR1 3AY. 0300 1234100

Tenure
The farm is offered for sale freehold with vacant possession on completion.

Viewing Arrangements
Strictly by appointment with D. R. Kivell Country Property 01822 810810. All viewings are to be accompanied without exception. Walking the land unaccompanied is strictly forbidden, as this is a working livestock farm.

Agents Notes
None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Any maps used on the details are to assist identification of the property only and are not an indication of the actual surroundings, which may have changed since the map was printed. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. There are numerous power points throughout the property although not individually listed. All figures, measurements, floor plans and maps are for guidance purposes only. They are prepared and issued in good faith and are intended to give a fair description of the property but do not constitute any part of any offer or contract. The property is sold subject to and with the benefit of all outgoings, rights of way, easements and wayleaves there may be, whether mentioned in these general remarks and stipulations or particulars of sale or not.

Viewing
Please contact us on 01822 810810 if you wish to arrange a viewing appointment for this property, or require further information.

Disclaimer
D. R. Kivell Country Property endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.