Hows Close, TN31

A tucked away 3 / 4 bedroom family home situated in a small private close on the edge of Broad Oak village, benefiting from good off-street parking and wrap around garden.

* Living Room with Parquet Floor
* Study / Bedroom 4
* Kitchen / Family / Dining Room
* Utility Room / Boot Room
* Ground Floor Shower / WC
* 2 x Double Bedrooms
* Single Bedroom
* Family Bathroom
* Off Street Parking for up to 3 Vehicles
* South Facing Wrap around Garden
* Offered Furnished or Unfurnished

Description: 6 Hows Close is a well presented, semi-detached house situated at the end of a private close on the edge of the village of Broad Oak. The property is approached over hard standing parking area for three vehicles leading up to an enclosed entrance porch with secondary door leading into a generous entrance hallway.
Accessed off the hallway is a large living / dining room / kitchen with feature fireplace (not working), and triple aspect windows including French doors leading out to a south facing paved patio area. The kitchen has a tiled floor with underfloor heating and is fitted with a modern cream and white gloss kitchen units with wooden worktop breakfast bar and quartz worktops, with stainless steel undermounted sink, gas hob with extractor hood above, eye level double oven, integrated dishwasher and fridge / freezer. Accessed from the kitchen is a side triple aspect glazed utility room with plumbing and space for a washing machine and tumble dryer and side door leading out to the garden. On the opposite side of the hallway is a family sitting room with parquet flooring and front facing window, and behind this is a ground floor bedroom / home office with rear facing window. A ground floor shower room/WC is located at the end of the hallway with large walk-in shower, boxed in cistern WC and bowl washbasin with vanity unit below.
Stairs lead from the hallway up to a first-floor landing off which is master double bedroom with built in storage, and south facing window. A further double bedroom is also accessed from the landing with built in bunkbed and front facing window along with a single bedroom with front facing window and a family bathroom with "P" shaped panel bath, boxed in cistern WC and washbasin with vanity unit below.
Externally the property benefits from a private side and rear garden with paved seating area accessed from the kitchen/ living room overlooking a wraparound lawn garden with 2 cooking apple trees.

Situation: 6 Hows Close is situated within the village of Broad Oak within walking distance of the local amenities which include a doctor's surgery, primary school, village pub, convenience store, butchers and bakers. The property is also within easy reach of the ancient and historic town of Rye, approximately 7 miles distant, with its famous medieval fortifications, pretty cobbled streets and period architecture, with a range of shops/hotels/leisure and cultural facilities. The spa town of Tunbridge Wells is approximately 30 miles distant offering further shopping and recreational facilities while closer are the market towns of Tenterden with its tree lined high street and Ashford with its large McArthur Glen designer outlet retail park. Whilst Hastings and St Leonards approximately 8 miles distant offers a host of shopping facilities, leisure complex, beaches, theatres and arts venues. Leisure activities in the area include a local thriving tennis, sailing, and links golf clubs as well as opportunities for riding, kite surfing on the nearby Camber Sands Beach and walking in the surrounding countryside.

Schools: A number of highly regarded schools in the area include; Marlborough House Vinehall, Claremont, St Ronan's, Buckswood, Benenden and Cranbrook. Broad Oak Primary school is a short walk away while Rye and Hastings offer further state primary and secondary schools.

Travel and Transport: Rye train station offers local links to Eastbourne and Brighton, and direct links to the high-speed service from Ashford to London St.Pancras (37 minutes), and links to Eurostar trains. Robertsbridge train station offers direct links to London Charing Cross (1 hour 20 minutes). The M20 can be joined at Ashford via the A28 with connections to the M25 and Dover Ferry Port and the A21 provides additional links to Tunbridge Wells and London (65 miles).

General Information

Broadband speed: 67 Mbps (source Uswitch)
Mobile Coverage: 4G Coverage with 3, EE, O2, Vodafone
Services: Mains Water, Mains Drainage, Mains Gas, Mains Electricity
Council Tax: Currently Band D
EPC: Band C
Local Authority: Rother District Council
Tenure: Freehold
Viewing: Strictly by appointment with Anderson Hacking

Directions: From Rye leave on the B2029 proceeding over the level crossing. Continue for approximately 6 miles into Broad Oak and at cross roads turn right onto the A28 and proceed for approximately 0.25 miles taking the first turning right onto Furnace Lane and after 50m turn left into Hows Close where number 6 will be found along at the end.

Fees: As permitted under the Tenant Fee Act 2019 the following fees will be applied:
1. The Rent. - £1850 per calendar month
2. Refundable tenancy deposit - £2130 (capped at no more than five week's rent where the annual rent is less than £50,000)
3. Refundable holding deposit - £425 (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.