Flat 1, Hilldene House, High Street, BOSCASTLE, Cornwall, PL35 0BD

Charming studio flat, with traditional and modern features
Sought after village location with local amenities close by & public house only steps away

Description
A charming and characterful self-contained ground-floor studio flat, one of five thoughtfully converted within this traditional Grade II listed building. Ideal as a first home, a getaway retreat or a potential holiday let investment. This property beautifully combines period charm with modern convenience. The main living space features a striking period fireplace and a sash window with deep slate sill. A welcoming communal hallway provides access to all apartments and the mature rear garden. Before entering, a handy storage cupboard offers additional space. The entrance door opens into a stylish, cottage-style kitchen, complete with soft-close units, wooden worktops, tall fridge/freezer, electric cooker and washing machine. The elegant shower room completes this level, with a few steps leading down to the open-plan living area. A standout feature is the original (now decommissioned) period fireplace set on a slate hearth with a cloam oven and electric coal-effect fire. The front-facing sash window includes a deep slate-tiled sill with built-in storage beneath. Full-height cupboards with wrought iron latches, exposed wooden flooring, and a cleverly designed retractable double bed. Externally, a small front courtyard offers the perfect spot for a bistro table and chairs. To the rear, a mature, expansive communal garden is accessible via a rear door and a side pedestrian path leading to the road.

Accommodation:
Ground Floor: Entrance, Kitchen, Sitting / Bedroom and Modern Shower Room.
External: Small Patio to the Front and Communal Garden to the Rear.

Leasehold.
Held on a lease for as term of 999 years from 29 September 1974 at a ground rent of £25 and service charge of £250. Once completed the owner will become a member of the management company.

Council Tax Band: A

EPC Rating: E

Viewings:
William H Brown Northern Auctions, 26 Market Place, Pontefract, West Yorkshire, WF8 1AT Tel. 01302 710490.






Important Notice:
For each Lot, a contract documentation fee of £1,800 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.
The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.
Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.
When setting the guide price, the auctioneers have given consideration to the seller’s instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.
Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.
Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior areas and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.
1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.