AVAILABLE TO CASH BUYERS ONLY An extremely rare opportunity to purchase a lovely family home with, following Petrographic Assessment, a Grade A Classification 'but with identified weakness', occupying a popular residential setting an approximate 10/15 minute walk from the town centre, with extremely deep,well stocked and attractively landscaped gardens, enjoying a sunny south-westerly aspect, with far-reaching views over the outskirts of the town.
Believed to have been built circa 1925, 'of 9 shuttered low destiny concrete but with a partial 3 cavity. It has an apparent wall thickness of 3 per outer and inner leaf, with a cavity area above each wall, becoming solid on each corner and each leaf tied across with randomly positioned blocks at 36 high lifts' - survey report July 2002.
13 core samples were taken, resulting in some samples undergoing a Stage 2 examination. The results were non-Mundic but 'evidence of a slight unsoundness has been noted'. The advice of a structural engineer was recommended.
The structural engineer's report, dated 8 October 2002 states, 'I therefore conclude there is no likelihood of structural instability in the walls as a result of potentially under-strength concrete'. Copies of these reports are available upon request from the office of Laskowski & Company and due to the classification of the shuttered concrete construction, the property is available to cash buyers only.
All wall samples - Class A but with identified weakness.
35 Trescobeas Road occupies a highly convenient position, close to the health centre, hospital and secondary school, and within an approximate ten/fifteen minute walk of the town centre.
In our clients' ownership for approximately thirty years, and now to be sold with the benefit of immediate vacant possession with no onward chain, the property's availability provides an extremely rare opportunity to purchase a detached family house, at a price reflective of its lack of mortgageability, but the equivalent of much smaller properties, with far fewer amenities, in the town just voted by the readers of The Sunday Times as 'The Best Place to Live in the UK' - March 2017.
Set well back from the roadside, a large brick pavia forecourt, sufficient for two/three vehicles, including a camper van etc, leads through the attractively stocked small front garden area to the house, with level pathways surrounding, one of which may provide space for the provision of a utility room and ground floor cloakroom if required (subject to consents). An entrance porch opens into an attractively appointed kitchen with comprehensive range of high gloss units with oak worksurfaces, beyond which an inner hallway leads to a separate dining room (possible fourth bedroom) and lovely, light lounge with oak flooring, glass-fronted fireplace and double doors into a superb south-west facing conservatory.
Upstairs, there are three double bedrooms, two of which are double aspect, and an attractively reappointed bathroom/WC with white suite. Gas central heating is provided throughout, together with replacement uPVC double glazing.
To the rear of the property, there is a magnificent garden, much deeper than expected, enjoying a gently sloping, sunny, south-westerly aspect, with broad terrace accessed from the conservatory, lawns, orchard area, kitchen garden and two greenhouses - this whole area being well enclosed by mature hedging and timber fencing, making it ideal for the keen gardener and those with children and pets etc.
(All dimensions being approximate)
Door and window from the front gardens, ceramic tiled floor, opening into the:-
2.72m x 2.78m (8'11 x 9'1 )
Ceramic tiled flooring throughout, comprehensively appointed with a range of high gloss white units with brushed steel handles and solid oak worksurfaces between with complementary tiled splashbacks. Space for tall fridge/freezer, integrated Hotpoint oven with four-ring ceramic hob over with Neff stainless steel extractor canopy. Inset stainless steel sink unit with mixer tap and cutlery drainer, integrated Hotpoint dishwasher. Tall pantry cupboard, glass-fronted display cabinet, corner cupboards. Replacement uPVC double glazed window to the side elevation. Tall, contemporary radiator, inset adjustable down-lighting.
Under-stair recess with electrical consumer unit and space with plumbing for automatic washing machine. Radiator, panelled doors with moulded archtraves to the lounge and to the:-
3.30m x 3.40m (10'9 x 11'1 )
Replacement uPVC double glazed window to the front elevation, picture rail, radiator, telephone point.
4.95m x 3.28m (16'2 x 10'9 )
First measurement into recesses to either side of a full height chimney breast with inset glass-fronted log-burner with slate surround and hearth. Wall light point, dimmer switching, radiator, oak flooring, TV aerial lead. Coved ceiling and ceiling rose. Replacement uPVC double glazed casement doors with matching side screen, opening into the conservatory and enjoying views through to the deep rear gardens and the outskirts of Falmouth beyond.
4.75m x 2.80m (15'7 x 9'2 )
Maximum measurements of a superb addition of block and uPVC double glazed construction, providing an additional sitting room, enjoying a highly sunny south-westerly aspect, with beautiful views the length of the long rear gardens, to the outskirts of Falmouth and Budock Church on the skyline. Radiator, wall light point, oak flooring, fan with electronic control, double doors opening onto the rear terrace and gardens. Additional side door.
Split level, part galleried and with replacement uPVC double glazed window to the side elevation. Picture rail, access to loft storage area, boiler control and built-in boiler cupboard housing a gas fired condensing combination boiler providing domestic hot water and central heating.
3.38m x 3.33m (11'1 x 10'11 )
First measurement into recesses to either side of the chimney breast. A light, double aspect room with replacement uPVC double glazed windows to the side and rear elevations, the former with glimpses of Falmouth Bay, the latter providing another lovely outlook over the gardens and outskirts of the town. Picture rail, radiator.
3.35m x 3.37m (10'11 x 11'0 )
Another double aspect room, with replacement uPVC double glazed windows to the side and front elevations. Radiator.
2.75m x 2.83m (9'0 x 9'3 )
Replacement uPVC double glazed window to the front elevation, picture rail, radiator.
Attractively reappointed with a contemporary white suite comprising a wash hand basin with mixer tap and cupboards below. Low flush WC, panelled bath with curved glazed screen, mixer tap and Triton twin head shower. Ceramic tiled walls, extractor fan, tall towel rail/radiator, obscure uPVC double glazed window to the rear elevation.
Sufficient for two/three vehicles, with exterior courtesy light and pathway with steps leading through the front gardens to the entrance porch.
Comprise deep well stocked flower/shrub borders, trellising with climbing roses and, immediately to the front of the property, pathways which continue to either side of the house to the main rear garden area behind.
Double casement doors from the conservatory, pathways from either side of the house, a lovely sheltered, sunny, sitting-out area.
A particular feature of the property, well enclosed to both boundaries by mature privet hedging and close lap fencing. Comprising terraced lawns with granite retaining wall, and attractively stocked flower and shrub borders containing many specimen plants including fuchsias, camellias, roses, clematis and spring bulbs etc.
The lawn continues to an orchard area with a variety of mature fruit trees, leading to the:-
With two aluminium framed greenhouses, vegetable and fruit patches, garden store, and rear boundary abutting the railway cutting.
Mains electricity, water, drainage and gas are connected to the property. Telephone points (subject to supplier's regulations). Gas fired central heating.
Band B - Cornwall Council.
Immediate vacant possession upon completion of the purchase - the vendors offering the additional benefit of no onward chain.
By telephone appointment with the vendors' Sole Agents - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813.
From The Moor in Falmouth, proceed up Kimberley Park Road, passing the park on the left-hand side. At the traffic lights, continue straight across, over the brow of the hill and past the hospital on the right-hand side. Number 35 will then be found on the left-hand side within approximately 200 yards.
There are no floor plans available for this property.
These particulars have been prepared as a general guide only for prospective purchasers. Although every effort has been made to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the building, services, appliances and any fixtures and fittings. All measurements, dimensions, acreages and distances are approximate and should not be relied upon for accuracy. All buyers should rely on their own surveys and investigations in connection with a purchase of the property.