METHOD OF SALE

Kirland Manor is offered for sale by Online Traditional Auction (unless sold prior via Bamboo/Stags auction conditions.) The auction end date is Tuesday 12th August 2025 at 5.30pm.

The Vendor reserves the right to alter the lot prior to the auction end date.

SITUATION AND BRIEF DESCRIPTION - AUCTION GUIDE £750,000-£800,000

Kirland Manor is approached over a private shared stone lane and stands in an enviable “tucked away” countryside position which has the benefit of being away from, but near to, the old county town of Bodmin. Standing with it's own mature grounds, Kirland Manor, with Thomas Hardy connections, is a quality period residence which is reflected in its status as a Grade II Listed Building of Special Architectural or Historic Interest and shows off a number of features including ceiling cornicing, moulding, window seats, box cupboards, fireplaces, panel doors, original nails, slate flagstone floors, sash windows and so forth. Kirland Manor has been the subject of an exterior and interior upgrading and improvement programme over a number of years.

THE MANOR HOUSE

On the ground floor, as shown on the attached floor plan, is an open Portico Porch with wide part glazed heavy front door to a Reception Hall with solid wood floor and ceiling cornicing with doors off from left and right to the two main front Reception Rooms. At the rear of the Hall are archways leading through to an Inner Hall and turning balustrade stairs off to the first floor with under-stairs cupboard. The main front Reception Room is a Drawing Room, being a well-proportioned and spacious room with solid wood floor and stone fireplace with inset wood-burner with slate and marble surround and slate hearth and recesses to either side, off which is a spacious Office Room with solid wood floor. The other front Reception Room comprises a Dining Room with wide stone fireplace with inset wood-burner with timber beam over, slate hearth, ceiling coving and part obscure glazed leaded and patterned door which leads through to a secondary Inner Hall with door to walk-in Larder and small Utility Room. Off is the Kitchen (new 2023) with slate flagstone floor and matching range of shaker style units with worktop surfaces and including a ceramic sink unit with Quooker instant boiling water tap, Miele integrated dishwasher and refrigerator/freezer. From the Kitchen is a Rear Hall/Boot Room with slate flagstone floor, arched door to Recessed Porch and door to Family Room with slate flagstone floor, wide stone fireplace with inset wood-burner on raised hearth with heavy beam over, and storage cupboards to either side. Within this room are exposed ceiling timbers and there is a return door to the initial Inner Hall from which there are steps which lead up to an old Apple Store (with part restricted ceiling height) with exposed ceiling timbers and large Storage Cupboard - considered perhaps ideal as a Study/Hobbies Room or further Bedroom with En-Suite (subject to all necessary consents and approvals). On the first floor, centred around a balustraded Landing, is a Master Bedroom Suite with southerly outlook and doors to walk-in Wardrobe/Dressing Room and En-Suite Shower Room (new 2023) with walk in shower, wc and washbasin; two other Bedrooms, one being a well-proportioned room with built-in wardrobe and cast iron Victorian style fireplace; and a Bathroom (new 2023) ball and claw bath, wc and washbasin, with adjacent Airing Room with door to Airing Cupboard and wall cupboard. On the second floor is a balustraded Landing with doors off to two further spacious Bedrooms in the roof (with part restricted ceiling height) and eaves Storage Cupboard. 

THE DETACHED ANNEXE

To the rear of the house is a detached self-contained Annexe with Kitchen, Living Room, Shower Room and Bedroom.

THE GROUNDS

From the stone lane is a gravelled ‘in and out’ drive which sweeps around the front of the house and which also leads to the east through a parcel of mainly deciduous woodland to a Garage Building. Within the woodland are a number of mature and fine deciduous Beech trees standards. To the front of the house is an open lawn garden overlooking a neighbouring meadow and to the eastern side of which is a superb contemporary heated outside Swimming Pool with electric pool cover. Above is a further area of lawn with flower borders and seating areas and to the west are delightful wall enclosed further gardens with an upper level with crazy paved paths and seating areas, ornamental pond and old timber framed Greenhouse and a lower level Orchard. On the rear of the northern wall is a Garden Shed and Log Store. In total, the grounds with Kirland Manor extend to about 1.75 acres.

SERVICES

House - Mains water electricity, drainage and water. Underfloor and oil-fired central heating (New Boiler 2023)

Annexe - Mains water, electricity and drainage connected. Electric radiators. Electric underfloor heating to the bathroom. Broadband: Standard available (Ofcom) Mobile coverage: inside Vodaphone likely, O2 and EE limited (Ofcom). Outside 02, Vodaphone and EE limited (Ofcom)

PHOTOGRAPHS

Some of the photographs were taken in 2024 when the house was fully furnished.

VIEWING

Strictly and only by prior appointment with Stags’ Truro office on 01872 264488.

DIRECTIONS

From the centre of Bodmin take the B3268 towards Lostwithiel. Drive up the hill and on reaching the steam railway station, turn right in Harleigh Road. At the ‘T’ junction turn right and then immediately left and left again into Halgavor Road. Drive under the railway bridge, pass the entrance to Kestell Park, the national speed limit sign, the white house on the left and after about a further 25 yards, turn right where signposted (public footpath) towards Kirland. Drive along the stone lane and Kirland Manor will be found as the third property on the left.

PROOF OF IDENTITY

Under Money Laundering Regulations 2017, it is a requirement for Estate Agents to perform due diligence checks on any person that intends to bid at auction. There will be a requirement for all bidders to register via the online sales site and complete the ID checks. There is no charge for registration.

BUYERS AND ADMINISTRATIVE FEES

The successful Purchaser(s) will be liable to pay the sum of £5,000. From this a Buyer’s Fee of £2,400 including VAT is retained by Stags/Bamboo as a contribution towards the online platform costs, and £2,600 is payable towards the purchase price. An additional Administration Fee of £1,200 including VAT will be payable by the successful Purchaser immediately after the auction.

DEPOSIT PAYMENT

The Seller and Buyer agree that the winning Bidder may transfer the remainder of the 10% deposit (less the amount paid online) within 48 hours at the end of the Online Auction. Clauses 6.1, 6.2 and 7.1 of the Holding Deposit Agreement shall be read as amended to reflect this accordingly. Payment is to be made via the Buyer’s solicitor to the Vendor’s solicitor. We therefore recommend all bidders clear Anti Money Laundering Regulations with their solicitor prior to the auction and make the balance of the deposit monies readily available for transfer immediately thereafter.

AUCTION LEGAL PACK

A copy of the legal pack and Special Conditions of Sale are available online to be downloaded by the tab on the Online Auction Property Listing page. Prospective purchasers will need to register with Bamboo Online Platform in order to download the legal pack. It is the purchaser’s responsibility to make all necessary enquiries prior to the auction. Prospective purchasers are strongly advised to inspect the legal documentation which may/will contain material information regarding the property and to consult legal advice prior to bidding. 

SOLICITOR

Stephens Scown Solicitors, Osprey House, Malpas Rd, Truro TR1 1UT. FAO: Mr A Booth. Telephone: 01872 307380 Email: A.Booth@stephens-scown.co.uk

TENURE AND POSSESSION

Freehold with vacant possession. The completion date will be as dictated by the auction legal pack.

DEFINITION OF AUCTION GUIDE PRICE AND RESERVE

Guide Price is an indication of the Seller’s expectation. Reserve Price is a figure below which the auctioneer cannot sell the lot at auction. We expect the Reserve Price to be set within the guide range. Guide Prices may change at any time prior to the auction.

SPECIAL CONDITIONS OF SALE

Particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale/auction information pack and in case of any inconsistencies the provisions of the latter shall prevail. Special conditions of sale/auction information pack is available online. It is assumed that the Purchaser will have made all necessary enquiries prior to the auction.

IMPORTANT

Stags gives notice that: 1. These particulars are a general guide to the description of the property and are not to be relied upon for any purpose. 2. These particulars do not constitute part of an offer or contract. 3. We have not carried out a structural survey and the services, appliances and fittings have not been tested or assessed. Purchasers must satisfy themselves. 4. All photographs, measurements, floorplans and distances referred to are given as a guide only. 5. It should not be assumed that the property has all necessary planning, building regulation or other consents. 6. Whilst we have tried to describe the property as accurately as possible, if there is anything you have particular concerns over or sensitivities to, or would like further information about, please ask prior to arranging a viewing.

BUYERS AND ADMINISTRATIVE FEES

The successful Purchaser(s) will be liable to pay the sum of £5,000. From this a Buyer’s Fee of £2,400 including VAT is retained by Stags/Bamboo as a contribution towards the online platform costs, and £2,600 is payable towards the purchase price. An additional Administration Fee of £1,200 including VAT will be payable by the successful Purchaser immediately after the auction.

DEPOSIT PAYMENT

The Seller and Buyer agree that the winning Bidder may transfer the remainder of the 10% deposit (less the amount paid online) within 48 hours at the end of the Online Auction. Clauses 6.1, 6.2 and 7.1 of the Holding Deposit Agreement shall be read as amended to reflect this accordingly. Payment is to be made via the Buyer’s solicitor to the Vendor’s solicitor. We therefore recommend all bidders clear Anti Money Laundering Regulations with their solicitor prior to the auction and make the balance of the deposit monies readily available for transfer immediately thereafter.