Church Road, Herstmonceux

**Guide Price £825,000 - £875,000**
A very attractive Grade II Listed house with many appealing period features situated in a delightful semi-rural country lane location and set within a mature 0.3 of an acre garden.
NB There is planning and Listed Building Consent to reconfigure the accommodation and create an excellent kitchen.

Little Butlers is a fine looking Grade II Listed period house, the elevations being of attractive red brick with grey headers beneath a tiled roof with a mixture of casement and sash windows. There are many appealing period features throughout and the accommodation, with oil-fired central heating.
The main features are:
Front door with two glazed panels to the dining hall having a brick inglenook fireplace with oak bressummer beam above and canopy. Quarry tiled flooring, exposed ceiling timbers, and a staircase to first floor.
The sitting room is double aspect with an outlook over the front gardens, and has exposed ceiling timbers and a brick fireplace housing a wood-burning stove. From the sitting room a door leads to the hallway with quarry tiled floor.
There are double opening doors to the family room/office with built-in shelving with cupboards and a cupboard beneath the stairs. This is a light room with double opening glazed doors to the south-west facing terrace.
The study has a fitted desk unit with shelving above, and a window overlooking the rear gardens to the South Downs in the distance.
NB There is planning and Listed Building consent reference WD/2024/2497/F to reconfigure these two rooms into one and create a kitchen/breakfast room.
From the hallway a door opens to the kitchen/breakfast room with quarry tiled floor, oil-fired Rayburn, 1½ bowl stainless steel sink unit with drainer to the side, work surfaces with cupboards and drawers beneath, inset Neff four-ring gas hob with extractor above and electric oven beneath, range of eye-level units, breakfast bar, space for large American-style fridge/freezer, built-in cupboard, door to excellent walk-in pantry with slate shelf and additional shelving, and quarry tiled floor. From the kitchen/breakfast room there is a part-glazed door with a covered porch out to the terrace and rear garden.
The utility room has a work surface with space and plumbing for washing machine and tumble dryer beneath, coat hanging hooks, and access to loft space. Door to the shower room with shower cubicle, WC, wash basin and heated towel rail.
The first floor is approached via two staircases, one from the dining room, to the landing with seating area.
The other, from the office/family room, leads to the master bedroom, a double aspect room with built-in wardrobe cupboards with cupboards above, built-in dressing table with cupboards and drawers beneath, and feature stained glass window behind.
The en suite shower room has a walk-in shower, pedestal wash basin, WC, heated towel rail, built-in cupboard, and wonderful views of the rear garden with the South Downs beyond.
Bedroom 2 has built-in wardrobe cupboards and an outlook to front and rear gardens.
Bedroom 3 has a part-vaulted ceiling, built-in double wardrobe with cupboards above, fitted shelving and dressing table with drawers beneath, and an outlook over the rear garden towards the South Downs.
Bedroom 4 is a room full of character with a pine fireplace and shelving to the side, a built-in wardrobe and an outlook over the front garden. Occasional bedroom 5 intercommunicates with bedrooms 1 and 4.
The family bathroom has a panel-enclosed bath with mixer taps and shower attachment above, wash basin inset into vanity unit, WC, airing cupboard housing the hot water cylinder with immersion heater, and access to loft space.

Outside
Little Butlers is approached from the lane off a shared driveway with a spur leading to its own private drive and parking area.
The gardens are a delightful aspect of the property, being mature and laid to level lawns with attractive brick pathways. There are numerous trees and shrubs, including acers, magnolia, camellia, climbing roses and a mature apple tree. At the end of the garden is a pond surrounded by rhododendrons and azaleas.
Immediately adjacent to the rear of the house is a south-west facing terrace and there is also a timber summerhouse.
In all about 0.3 of an acre.