Church Lane, TN35

A beautiful well presented 2 bedroom semi-detached cottage set in a rural location on the edge of Guestling village within walking distance of all village amenities and benefiting from off street parking, and private wrap around garden.

Description: 1 Church Farm Cottages to be a well presented semi-detached house of brick construction with tile hung first floor elevations with UPVC double glazed windows all beneath a pitched clay tiled roof.
The property is accessed from Church Road where there is off street parking for 2 cars over a stepped access that leads up to timber garden gate that opens into a front garden with paved path leading up to a central front door.
The front door opens into a small hall stairwell off which is the living room with double aspect windows and a central open fireplace. On the opposite side of the hall is the kitchen / dining room again with double aspect windows, and a further door leading back into the living room. The kitchen is fitted with cream shaker wall and base units with laminate worktops including a breakfast bar, with a stainless steel sink, induction hob, and electric oven and space for a fridge / freezer. At the back of the kitchen is access to small rear hall and back door off which is a cloakroom / WC with a high flush WC and wall hung washbasin and opposite a space for a washing machine.
Stairs, lead from the entrance hall up to a first-floor landing, off which is a master bedroom with double aspect windows with views at the rear looking out over open countryside as well as having two built in wardrobes. A second double bedroom is situated on the opposite side of the landing with front and side window and built in wardrobe. A family bathroom is situated behind bedroom 2 with a panel bath with electric shower above a glass shower screen, close coupled WC, washbasin with vanity unit below, large wall mounted storage cupboard and chrome towel rail.
Externally the property benefits from a lawn front garden that wraps around the side to a rear garden with access from a back door that opens out onto a paved seating area looking out over stunning rural views. A brick built store shed is also accessed at the rear of the garden, while on the opposite side of church lane is off street parking area for 2 vehicles.
Ideally suited to a professional couple. Well behaved pets considered. Viewing highly recommended.

Situation: 1 Church Farm Cottage is set in a hamlet of properties surrounding St Lawrence Church, Guestling within a mile of the centre of Guestling village which benefits from a village pub, primary school, and active village hall.

Hastings is 4 miles away offering a wide range of shopping and recreational facilities while the ancient Cinque Port town of Rye is approximately 8 miles away with its pretty cobbled streets and period buildings offering a range of shops, recreational and cultural facilities.
Leisure activities in the area include a local thriving tennis, sailing, and links golf clubs as well as opportunities for walking in the surrounding countryside.

Schools: Guestling village primary is situated within 1 mille of the property Hastings offers further state primary and secondary schools. There is also a number of private schools in the area including Buckswood, Vinehall, Claremont, St Ronan's, and Marlborough House.

Travel and Transport: There is a regular bus service connecting to Rye and Hastings , while Three Oaks train station, approximately 2 miles distant, offers direct links to Brighton and Ashford with good connections to the highspeed service from Ashford to London St. Pancras (37 minutes). The M20 can be joined at Ashford via the A259 and A2070 with connections to the M25 and Dover Ferry Port.

General Information:
Services: Mains Water, Private Drainage, Mains Electricity, Electric Heating
Broadband Speed: Up to 900Mbps - Source Uswitch
Mobile Coverage: 4G with EE, 02 and Vodaphone
Council Tax: Currently Band D
EPC: Band E
Local Authority: Rother District Council
Tenure: Freehold
Available to Rent : Subject to Referencing, from 1st January 2025
Viewing: Strictly by appointment with agents - Anderson Hacking Ltd

Directions: From Rye leave on the A259 following signs for Hastings. Remain on the A259 for approximately 7.5 miles. Turn left onto Church lane and proceed down the road for approximately 300 m where parking for the cottage will be found on the righthand side of the road with the pedestrian access opposite.

Fees: As permitted under the Tenant Fee Act 2019 the following fees will be applied:
1. The Rent. - £1450 per calendar month
2. Refundable tenancy deposit - £1673 (capped at no more than five week's rent where the annual rent is less than £50,000)
3. Refundable holding deposit - £334 (capped at no more than one week's rent)
4. Payments to change the tenancy - £50 + VAT = £60 (where requested by the tenant)
5. Payments associated with early termination of the tenancy - where requested by the tenant. This must not exceed the financial loss that a landlord may suffer, or reasonable costs that have been incurred by the landlord's agent resulting from an agreement for the tenant to leave early.
6. Tenants are responsible for payments - For all utilities, communication services, TV license and Council Tax at the Property.
7. Default fee for late payment of rent and replacement of lost key/security devices, where required, under a tenancy agreement - default fees can only apply when this has been written into the tenancy agreement and covers late payment of rent, a lost key or security device. The amount of default fee is limited to 3% over the Bank of England base rate for each date that the payment is outstanding and applies to rent which is more than 14 days overdue.
Terms: No Tenancy will commence until referencing of applicants has been completed. In addition, the first month's rent in advance and Security Deposit are due in cleared funds and in full at least five working days prior to tenancy commencing.
Note: Anderson Hacking Ltd is regulated RICS firm who are covered for Client Money Protection (CMP) and have a full redress scheme covered by the Property Redress Scheme.