Ref: LAT190009 GUIDE PRICE: £1,550,000

In a private setting close to the Helford River

MUDGEON VEAN FARM ST. MARTIN IN MENEAGE, HELSTON, CORNWALL TR12 6DB

Located in an Area of Outstanding Natural Beauty with no public rights of way over the property

Grade II Listed 4 bedroom farmhouse together with 4 cottages

Range of useful outbuildings

Approximately 45 acres of land and woodland within a ring fence

Available as a whole or with reduced acreage if required

On the market for the first time in 30 years

HELFORD RIVER ½ MILE * HELFORD VILLAGE 3 MILES * HELSTON 8 MILES * TRURO 20 MILES

SITUATION Mudgeon Vean Farm occupies a wonderful position close to Frenchman’s Creek on the unspoilt south side of the Helford River, situated within the Lizard Area of Outstanding Natural Beauty. The Helford River provides superb day sailing facilities, easily accessible from Helford Village which boasts a well-supported sailing club and the infamous Shipwrights public house. The former market town of Helston is about 8 miles distant and offers good everyday facilities and amenities including health, education and leisure facilities, shops, supermarkets, banks and business services etc as well as being home to the naval base RNAS Culdrose. The town is famous for hosting the annual Flora Day Furry Dance which passes through the town. The port of Falmouth is within easy reach, famed for its natural deep water harbour and historic fishing and maritime connections. The nearby Penryn is home to the Combined University of Cornwall Campus at Tremough and the City of Truro, the administration centre of Cornwall, is about 20 miles distant with excellent retail services, hospitals, private and state schools, college, sports and leisure clubs, business services together with a main line railway station on the Penzance to London Paddington line. The main A30 is just north of Truro providing easy access to the east of the County and Newquay Airport on the north coast with regular flights to UK and European destinations. THE PROPERTY Mudgeon Vean Farm is approached over a private tree lined drive leading to the south facing farmstead, surrounded by its own grounds and land, extending in all to approximately 45.02 acres. The farm has diversified over the years to provide four letting cottages and approximately 3 acres of land has been planted with native cider apple trees for the production of Cornish cider and apple juice with one of the agricultural buildings being adapted to accommodate a bottling plant (bottling equipment now removed).

Mudgeon Vean Farmhouse The Grade II Listed farmhouse has a wealth of character features, constructed of stone and cob walls under a scantle slate roof, with an adjoining two bedroom cottage. Attractive climbing flowering plants including Wisteria, climbing roses and Virginia Creeper grace some of the walls. The property has had a new slate roof, completed February 2020. There are three further properties situated across the yard comprising a former two storey traditional stone built dairy converted into two semi-detached cottages with exposed granite lintels and quoins, blanketed in Virginia Creeper and with private gardens to the rear, and a recently constructed single storey two bedroom letting cottage.

_______________________________________________________________________________________________________________________________

Page 3

From the land there are extensive countryside views towards Constantine over the wooded Helford River Valley around to the north-west, over Gweek towards Tregonning Hill.

The accommodation comprises: With stone white washed elevations and cottage style walled garden to the front, the property is approached through a pedestrian gateway over a cobbled patio leading to front stable door with leaded inset glazed window. Living Room and Dining Area: Dual aspect room with exposed beamed and panelled ceiling, feature inglenook fireplace with exposed timber beam over housing wood burning stove on a slate hearth, back boiler providing hot water and radiator heating, inset oil fired Rayburn providing hot water and cooking facilities, window seat to rear elevation, understairs storage. Rear Entrance Hall: Granite step down with door to outside. Cloakroom: Low level wc, wash hand basin. Utility Room: Worksurface with inset stainless steel sink units, space and plumbing for washing machine. Shower Room: Electric shower and tiled surround, pedestal wash hand basin. Kitchen: Slate floor, exposed beamed and panelled ceiling, wooden worksurface and inset Belfast sink with brass taps, four ring electric hob with oven below, space and plumbing for washing machine. Study: wood floor, fireplace with stone surround and exposed lintel, exposed beamed and panelled ceiling. Turned staircase with Half Landing and window with attractive views. First Floor: Landing:

Bedroom 1: Window to front elevation, built-in wardrobe. Bedroom 2: Window to front elevation, built-in wardrobe. Bedroom 3: Window to front elevation. Bedroom 4: Window to rear elevation, airing cupboard with slatted shelves.

Badger Cottage

Adjoining the farmhouse and converted from a stone barn, the property is also Grade II Listed and has independent access to the front and rear. The accommodation comprises: Living Room: Feature stone fireplace with granite lintel housing wood burner on a slate hearth, exposed beamed ceiling, storage cupboard, night storage heater.

_______________________________________________________________________________________________________________________________

Page 5

Kitchen and Breakfast Room: fitted range of matching floor and wall units with roll top worksurface, inset stainless steel sink and drainer, washing machine, dishwasher and fridge freezer, oven and four ring hob with extractor fan over, triple aspect room with loft access. Turned staircase to First Floor: Landing: loft access. Bedroom 1: Double room with built-in wardrobe. Bedroom 2: Single room with bunk beds and window to rear elevation. Shower Room: Shower cubicle with electric shower, pedestal wash hand basin, low level wc, airing cupboard housing hot water cylinder. Outside: Badger cottage has a private lawn garden area to the side with seating and BBQ area.

Swallow and Swift Cottages

Converted from a former two storey traditional stone built dairy with exposed granite lintels and quoins, blanketed in Virginia Creeper under a slate roof. Swift Cottage is currently let under an Assured Shorthold Tenancy for the winter months.

Swift Cottage accommodation comprises: Entrance Porch. Open Plan Kitchen and Living Room: range of floor and wall units with roll top worksurface, inset stainless steel sink unit, fitted oven and four ring hob, exposed beams, understairs cupboard, night storage heater, door to rear paved yard with BBQ, living area with exposed stone wall, open fire with slate hearth and exposed granite lintel, exposed beams, staircase to First Floor: Landing: pine doors with Suffolk latches. Bedroom 1: double room with built-in wardrobe, window to front elevation. Bedroom 2: single room with bunk beds, window to front elevation. Bathroom: low level wc, wash hand basin, bath with tiled surround and electric shower over, airing cupboard housing hot water cylinder with immersion heater. Outside: To the rear is a private paved terrace area with BBQ facilities. Swallow Cottage Currently let under an Assured Shorthold Tenancy to a local resident who has been in situ for about two years and is now on a periodic tenancy. Swallow Cottage accommodation comprises: Entrance Porch. Open Plan Kitchen and Living Room: range of floor and wall units with roll top worksurface, inset stainless steel sink unit, fitted oven and four ring hob, exposed beams, understairs cupboard, night storage heater, door to rear paved yard with BBQ, living area with exposed stone wall, open fire with slate hearth and exposed granite lintel, exposed beams, staircase to First Floor: Landing: pine doors with Suffolk latches. Bedroom 1: double room with built-in wardrobe, window to front elevation. Bedroom 2: single room with bunk beds, window to front elevation. Bathroom: low level wc, wash hand basin, bath with tiled surround and electric shower over, airing cupboard housing hot water cylinder with immersion heater. Outside: A Private paved terrace garden with BBQ facilities. Valley View

Constructed in about 2014, a single storey building under a slate roof providing modern living accommodation with country character features including exposed timber lintels, panelled doors with Suffolk latches and benefitting from an oil fired underfloor heating system.

_______________________________________________________________________________________________________________________________

Page 7

The accommodation briefly comprises: Entrance Hall: loft access, tiled floor. Bedroom 1: Triple aspect double room with tiled floor. Bedroom 2: Twin room with window to front elevation and tiled floor. Bathroom: Fitted suite bath with shower over, vanity wash hand basin with cupboards below, low level wc, tiled floor and walls, chrome heated towel rail. Open plan Kitchen and Living Room: Exposed trusses and beamed ceiling with sliding door to front terrace patio providin natural light, fully fitted kitchen floor and wall units with roll top worksurface, integrated oven and grill, four ring hob and extractor fan over, fridge freezer, 1½ bowl stainless steel sink unit, washing machine, dishwasher. Outside: Paved terrace with views over farmland the countryside beyond.

THE OUTBUILDINGS Located to the rear of the letting cottages lie the modern portal framed buildings, including former Cow Cubicle House 45’ x 25’ with concrete floor, leading to a lean-to Workshop 18’ x 14’ with pedestrian door to side. Adjoining Agricultural Store Shed 45’ x 29’ with sliding door access and concrete floor.

Agricultural Store Shed 45’10’’ x 45’ (overall), adapted for the production and bottling of cider; Bottling area 30’ x 22’2’’, PVCu clad walls, concrete floor, fire exit, plumbing and hot water facilities; Packaging and Office Area 22’ x 15’, concrete floor; Storage and Distribution Area 45’10’’ x 22’, concrete floor, vehicle access door to side, pedestrian door to rear to Generator Shed providing three phase power. Guest Play Room 23’6’’ x 11’, of timber construction housing play room for guests with guest drying room. Workshop 19’6’’ x 18’’11’’, concrete block built with adjoining Stable Block with corrugated roof, concrete floor, comprising two stables with adjoining open fronted Feed Store. Adjoining the house is a lean-to Storage Shed 19’7’’ x 17’7’’, of cob construction under a corrugated roof. Static Caravan used for ancillary accommodation.

THE LAND Contained within a ring fence with the benefit with no public rights of way across the land maintaining the privacy of the farm. In all the grounds extends to approximately 45.02 acres. The productive agricultural land is currently in pasture but deemed to be suitable for cropping and extends to approximately 36 acres. Comprised within useful sized and shaped enclosures, the land is predominately level to gently sloping and bordered by mature Cornish hedge and earth banks.

To the northern boundary is approximately 3.63 acres of broadleaf woodland with a delightful woodland walk created for guests. The vendors have also planted a productive orchard of native cider apples for use in the production of their homemade cider and apple juice. A level lawned area leading to the orchard lies to the rear of the farmhouse with an area suitable for guests and providing access to the children’s play area.

COUNCIL TAX: Mudegeon Vean Farmhouse - Band D, £1,788.15 payable 2019/2020 Swallow Cottage - Band B, £1,390.78 payable 2019/2020 BUISNESS RATES: Badger, Swift and Valley View are assessed under the 2017 rating list as having a rateable value of £7,100. Prospective purchasers are advised to ascertain the exact rates payable from Cornwall Council. SERVICES: Mains Electricity connected. Private bore hole water supply and a well water supply. Private foul drainage system. None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Interested applicants are advised to make their own enquiries and investigations prior to making an offer. WAYLEAVES, EASEMENTS & RIGHTS OF WAY: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist. LOCAL AUTHORITIES: Cornwall Council, County Hall, Truro, Tel: 0300 1234 100. Western Power Distribution, Tel: 0845 6012989. South West Water, Exeter, Tel: 0844 346 1010. BASIC FARM PAYMENT: Entitlements to the Basic Payment System are available by separate negotiation. TENURE & POSSESSION: Freehold with vacant possession, if required, on the whole. 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 each of the statements contained in these particulars.

_______________________________________________________________________________________________________________________________

Page 9

Mudgeon Vean Farmhouse – EPC F31

Badger Cottage – EPC F37 Valley View – EPC B81

Swift Cottage – EPC F47

Swallow Cottage – EPC F33

_______________________________________________________________________________________________________________________________

Page 11

VIEWINGS: Strictly by appointment with the selling agents, Lodge & Thomas, 58 Lemon Street, Truro, TR1 2PY. Tel: 01872 272722, Email: property@lodgeandthomas.co.uk