A detached early 1900’s cottage enjoying almost total isolation set within 0.6 acres and requiring complete refurbishment – ideal for those wanting to live ‘off-grid’.

A detached stone and brick cottage that has fallen into disrepair presenting the ideal opportunity for somebody to re-build and create a secluded, countryside home. With no mains services and grounds of almost two thirds of an acre, it really is that proverbial ‘hen’s tooth’ of the property market.
It currently comprises at ground floor two reception rooms, a kitchen and a walk-in pantry whilst at first floor there are three bedrooms off a central landing. The property is not habitable at present but does retain many character features such as open fireplaces, a Cornish Range, quarry tiled floors in part and period panelled doors.
Hidden away at the top of a lane, not suited to the standard car or large vehicles, the 0.6 acre site is surrounded by countryside and includes a stone outhouse with privy, water pump and various old fruit trees. There are few properties nowadays that have that ‘remote’ feel to them, but this is one such property. Tucked away in the shadow of the famous Roche Rock, in a totally traffic free location, it is not isolated for the bustling village of Roche is but a short 0.7 mile walk along the footpath. Here a variety a local shops which include a grocery store, Post Office, fish and chip shop, hairdressers, village hall and primary school cater for most daily requirements. The village of Bugle is 1.5 miles to the east with similar facilities, whilst the much larger town in St Austell is 5.6 miles away hosting many retail and commercial businesses plus primary, secondary and sixth form schooling. As one might expect of a large town, there are not only numerous leisure facilities but also health services such as dentists, doctors and hospital. The main Paddington to Penzance railway line stops at St Austell, whilst closer to hand is the A30, Cornwall’s main arterial route, meaning towns such as Bodmin, Wadebridge and Truro are all within regular commuting distance.
The accommodation comprises (with approximate dimensions) :-
Ground Floor
Front door opening into:
Reception Hall with tiled floor and staircase rising to first floor;
Lounge (11’4 x 10’9) with open fireplace with ornate mantle, window to front overlooking the garden;
Dining Room (13’10 x 9’9) with old Cornish Range (not serviceable), recessed cupboard to side, tiled floor, window
overlooking front garden, door to:
Rear Lobby with under stairs storage cupboards, tiled floor, door to rear garden;
Kitchen (9’8 x 6’11) with recess for stove, built-in copper boiler;
Larder Cupboard (7’10 x 3’10).
First Floor
Bedroom (18’2 x 9’8) with disused fireplace, wardrobe cupboards, window to front;
Bedroom (18’2 x 9’5) with disused fireplace, window to front;
Bedroom (9’6 x 7’4) with window overlooking front garden.
Services: No mains services are connected to the property. Prospective buyers are advised to make their own
enquiries.
EPC: Not required due to it being uninhabitable.
Council Tax Band: B (as per the government website)
Wayleaves, Easements & Rights of Way: The sale of the land will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist.
Particulars & Plan: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of these particulars.
Viewings: Strictly by appointment with the selling agent Lodge & Thomas. Please DO NOT park nor hinder access to neighbouring Hendra Farm.

GENERAL INFORMATION
Full terms available at https://www.lodgeandthomas.co.uk/property-auctions/online.
It will be the purchaser’s responsibility to reimburse the vendors costs for the provision of the Legal Pack.
METHOD OF SALE: The property will be offered for sale by Public Online Traditional Auction. The Vendor reserves the right to withdraw or alter the property prior to the auction end date. The bidding page will be found on the Lodge & Thomas website under Property Auctions &
Tenders.
AUCTION LEGAL PACK AND SPECIAL CONDITIONS OF SALE: This will be available to download from our website https://www.lodgeandthomas.co.uk/property-auctions/online free of charge to those who have registered. It is the Purchaser’s responsibility to make all necessary enquiries prior to the auction and we strongly recommend purchasers instruct a solicitor to assist.
COMPLETION DATE: Normally up to 28 days or sooner following exchange of contracts.
BUYER’S AND ADMINISTRATIVE FEES: The successful Purchaser will be required to pay £5,000 on sale. From this a Buyer’s fee of £2,400 inclusive of VAT is retained by Lodge & Thomas/Bamboo Auctions as a contribution to the online platform costs, and £2,600 forms part of the 10% contract deposit. The purchaser will be required to pay the balance of the 10% contract deposit monies within 24 hours of the auction via their solicitor to the Vendors solicitor.
DEFINITION OF AUCTION GUIDE AND RESERVE PRICE: Guide price(s) is an indication of the Seller’s expectations. Reserve price(s) is a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range. Guide prices may
change at any time prior to the auction.
ANTI-MONEY LAUNDERING ACT 2007: Under current Money Laundering Regulations 2007 it is a legal requirement for Estate Agents and Solicitors to perform due diligence checks to any person that intends to bid at auction. There will be a requirement for all bidders to register via the online sale site and complete the ID checks. There is no charge for registration.