Luxford Lane, East Grinstead, West Sussex

A grade II listed farmhouse in a quiet tucked away location a short distance from the town.
Reception Hall, Sitting room, Dining room, Kitchen/breakfast room, Cloakroom, Entrance lobby, Cellar.
5 bedrooms, 2 bath/shower rooms, Laundry room.
1 bedroom annexe, 4 bay period barn for garaging, Period barn with office and garden store with room above, Log store/ pool equipment building, Greenhouse, Parking area, Lawns with borders, Vegetable garden, Swimming pool, Paddock.
About 7.3 acres.
Property
The farmhouse dates back to the early 17th century with its linked former brewhouse, which is now the annexe. It is situated in a wonderful location at the end of a private no through road.

The front door opens into an entrance lobby with brick floor and cloakroom off. The reception hall has a brick floor, exposed beams, fireplace and is open to the sitting room. The sitting room has an inglenook fireplace flanked by cupboards. The dining room also has a fireplace. The kitchen/breakfast room is fitted with wall and floor units, worktops, exposed beams, Aga for cooking and hot water, 2 ring gas hob and doors to the garden. There is an inner hall with original front door to what would have been the original front garden and steps to a useful cellar.

On the first floor off the landing are 3 bedrooms, 2 with exposed timber framing and beams while the other has fitted wardrobes. There is also a well-appointed family bathroom, shower room and a laundry room. On the second floor there are 2 attic bedrooms with exposed beams.

There is a covered walkway to the annexe which comprises a sitting room, kitchen and shower room on the ground floor with a bedroom on the first floor.

Outside
There are a number of period buildings including a 4 bay cart shed for parking, one of which has an up and over door which houses the oil tank. Behind is a tool shed/log store which also houses the swimming pool equipment. At the bottom of the garden there is a further attached barn used as an office and garden store with a room over.
The Garden
The garden is a particular feature with lawns and beautiful borders. To the south of the house is a partly enclosed garden with lavender beds. There is an enclosed swimming pool with paved surround. There is also a greenhouse, former vegetable garden and an orchard.

The Land
The land is beyond the garden and is one field which runs down to a stream, which is a tributary of the Medway.

Local Amenities & Surrounding Area
East Grinstead has much to offer, with a wide range of stores and supermarkets. The nearby village of Forest Row has good local amenities with the towns of Crawley and Tunbridge Wells also within easy reach. There are excellent state and private schools close by. East Grinstead has a number of clubs including rugby, hockey, cricket, netball, tennis and football. Golf is available at Chartham Park, Royal Ashdown and Holtye, Ashdown Forest and Lingfield Racecourse are also nearby.

Tenure, Local Authorities and Services
Freehold. Mid Sussex DC . West Sussex CC . Council Tax band G. Mains water and electricity. Private drainage. Oil central heating for house. Electric boiler for annexe.

Directions
From East Grinstead take the A22 towards Forest Row. Proceed past Worsted Lane on the left and take the next private lane on the right opposite Truscott Manor Nursing Home which is Luxford Lane. Go down to the bottom of the lane and just before the end the house will be found on the right.
Communications
The railway station at East Grinstead provides services to London Bridge/Victoria in about 55 minutes. The A22 connects to the M25, London, and Brighton. The M23/A23 gives good access to Gatwick airport (about 11 miles).

Easements and Wayleaves

The property is offered for sale subject to, and with the benefit of all wayleaves and easements whether specifically mentioned in these particulars or not.