Leat Farm, Yeolmbridge, Launceston
Located in a wonderful tucked away but accessible location with outstanding views along the River Ottery Valley is this traditional and extended two story barn conversion with a wealth of character and charm. The home has gardens and a one acre paddock immediately at the rear. EPC rating D.
This fine home known as The Linhay, is one of a few former ancillary farm buildings which have been converted to now offer luxury accommodation. This barn, has been extended and provides highly flexible accommodation. Our clients have been in residence for over three years and during that time they have significantly improved the home further and converted the former large double garage into a very large master ground floor bedroom suite. Other improvements include the creation of a spacious formal dining space and the addition of a luxuriously appointed fitted kitchen. Outside, there are attractive level gardens, with orchard and patios and immediately behind, a one acre paddock has been acquired with now a selection of outside sheds and stores. The spectacular views are a major feature of the home which is one of the many reasons why the barn needs to be seen to be fully appreciated.
The Linhay has well-presented and proportioned accommodation that comprises of a welcoming entrance hallway which has a wide door and is flooded with natural light. The solid floor throughout the hallway and the opposite glazed French doors that lead through to the rear garden provide easy access through for garden items and wheelbarrows etc. without any blemishes to paintwork or carpets. The hall leads into the open plan dining area which, like many of the rooms has a vaulted ceiling, exposed stone work and room for a good size table. This area was formerly closed off as a separate bedroom and is dual aspect with additional light from a roof window. There is room for a good sized table and the modern up lighting provides the perfect ambience when entertaining. Moving through, the stunning kitchen is particularly impressive and has been designed by the owners and luxuriously appointed. There are a range of matching wall and base units with solid composite work surfaces. A centre island provides additional storage via drawers and space. Included in the sale, is a slim line dishwasher and available by separate negotiation is a large stoves electric range style oven. The kitchen area features some lovely exposed granite and stonework with wooden lintels and beams. The lighting is again modern and the floor tiled. The main sitting area is dominated by the impressive wood burning stove and a feature stained glass window. The additional sun room is a wonderful feature of the home and has a solid room with vaulted ceiling. It enjoys a fantastic panorama over the gardens and down the Ottery Valley and is the perfect place to relax at all times of the year. Double doors provide ease of access out to the garden and the raised patio area during the warmer months. The shower room/WC has a large corner shower cubical, a matching suite and built-in airing cupboard. The utility room/third bedroom has a useful built in cupboard and leads to the master bedroom suite which was converted from the former garage. This bedroom is very large and has an extensive range of mirrored built-in wardrobes, modern downlighting, two windows overlooking the rear elevation and a door opening onto the patio area.
On the first floor, bedroom two is also large enough to accommodate a super king bed and has roof windows. The main bathroom which is fully tiled has a matching luxuriously appointed four piece suite to include a panelled spa bath and a separate large shower cubical. The Linhay has many modern comforts to include LPG central heating much of which is under floor and external windows are wooden sealed unit double glazed. The flow of the accommodation is highly flexible and would suit a wide variety of purchasers.
Externally, the property is accessed via double gates which open into the driveway which provides off road parking. There is a large carport providing further space. At the side of the drive, the front garden is level and comprises of a patio seating area which is enclosed by attractive trellising. A covered veranda is used for seating when needed and the lawned area at the front extends around to the side. For the productive gardener some raised vegetable beds and a greenhouse, as well as a fruit cage will be found well stocked with a variety of berries.
At the rear of the barn is a large patio area with outside power and tap. The area is frequently used and is the perfect spot to sit with a drink whilst enjoying the lovely views and watching the sun set during the summer months. A strategically placed hot tub is available by separate negotiation. The whole of the side and rear garden area is well fenced. Many outbuildings can be found including a workshop, general store and a large shed. The pasture paddock extends to about one acre and is found immediately at the rear. It is gently sloping and suitable for those wanting to keep poultry and other small stock. It complements the barn well and demonstrates how those wanting a rural lifestyle find the home very appealing.
The following is a quotation from the home owners:
"The stunning views, the seclusion and the quiet are definitely the things we love most about living at The Linhay.
We love nothing more than watching the magnificent sunsets over the unobstructed view of the beautiful Cornish countryside from the patio, the sun room or the hot-tub and enjoying all year round BBQ's from the covered pergola. It's just breathtaking.
On cold winter evenings we love to get cosy in front of a roaring fire and keep our feet lovely and toasty on the heated stone floor."
Wringsdown is a quiet hamlet close to Yeolmbridge which lies approximately three miles north of Launceston which offers a wide range of shopping, commercial, educational and recreational facilities. Werrington Village is one mile away where there is a County Primary school. Yeolmbridge lies adjacent to the B3254 between Launceston and Bude making the coastal resort of Bude (renowned for its coast line walks and sandy beaches) reasonably accessible. The A30 dual carriageway is found within two miles of the property giving excellent access to Truro and West Cornwall in one direction and Exeter and beyond in the opposite direction. Further comprehensive shopping, leisure and transport links can be found at either the Cathedral City of Exeter (45 miles) or the Continental Ferryport and City of Plymouth (29 miles). Miles of countryside walks can be enjoyed direct from your front door.
SERVICES & REFERRAL FEES
Webbers Property Services Ltd (WPSLtd) refer buyers and vendor clients to Together Financial Solutions, please be aware that should you decide to use this service (WPSLtd) will receive an average referral fee of £265 from them on legal completion. (WPSLtd) may also provide a conveyancing quotation via Law Firm Services (LFS) in conjunction with a local law firm, should you decide to use this service (WPSLtd) will receive a referral fee of £150 on legal completion. This fee is taken for recommending their services and to cover the on-line transaction management service provided by (LFS).
Entrance Hall/Study 11'3" x 6'9" (3.43m x 2.06m).
Dining Room/Former bedroom 13'2" (4.01m) max x 11'9" (3.58m) approx.
Kitchen/Living Room 12'6" max x 29'6" max (3.8m max x 9m max).
Conservatory 12'5" (3.78m) max x 11'3" (3.43m) max.
Shower Room/WC 8'4" (2.54m) max x 5'5" (1.65m) max.
Utility Room/Bedroom 3 13'3" max x 9'6" max (4.04m max x 2.9m max).
Bedroom 2 16'3" (4.95m) exc. wardrobes x 18'10" (5.74m).
Bedroom 1 12'11" (3.94m) max x 18'3" (5.56m) max.
En-suite 9'11" x 6'2" (3.02m x 1.88m).
Workshop 19'3" x 9'10" (5.87m x 3m).
Shed 8' x 6' (2.44m x 1.83m).
From Launceston town centre proceed down the A388 (St Thomas Road). Upon reaching the roundabout at Newport continue straight ahead heading up St Stephens Hill entering St Stephens. Continue through St Stephens heading along the B3254 down the hill and into Yeolmbridge. Take the immediate left hand turning after the bridge and continue into Wringsdown and continue up the hill where on the left you will see a private lane with the name "Beechcroft" on the bank. Turn left here and take this private track, where, if you continue along, bearing right at the fork in the road and then left, the access to The Linhay will be found straight ahead, marked with a Webbers Fine & Country Board.
- Well-appointed detached barn conversion.
- Situated in a delightful setting with outstanding views.
- Having been extended sympathetically in recent years.
- Accommodation of up to four bedrooms.
- High quality bathrooms and luxury fitted kitchen.
- Private driveway and level gardens.
- Outbuildings, sheds and stores.
- Located at the end of a private lane with few neighbours.