East Grinstead, West Sussex

A charming 4 bedroom semi-detached country cottage tucked away in a rural location on the Old Surrey Hall estate. Garden with stores and off road parking to the side.

Situation
The property sits in a beautiful rural setting just to the east of East Grinstead. East Grinstead is charming, historic market town offering a wide range of shops, restaurants and everyday amenities. For a broader selection of retail and leisure options, Royal Tunbridge Wells is within around 12 miles.

Rail connections are within easy reach, with regular services from Dormans (about 3.2 miles) and East Grinstead (around 3.7 miles), offering direct routes to London Bridge and Victoria in under an hour. Gatwick Airport is approximately 12 miles away via the A264 and M23. The A22 and M23 also provide straightforward access to the south coast and connect northwards to the M25, linking into the wider motorway network and Heathrow Airport.

There is a good selection of both state and independent school options including Brambletye, Sackville, Imberhorne, Cumnor House, Worth, Ardingly College, Lingfield College and Michael Hall School.

The property is ideally positioned with direct access to a nearby public bridleway and footpath, offering wonderful walking opportunities from the doorstep to enjoy the surrounding countryside.

Description
1 Garden Cottages forms one of a pair of semi-detached cottages, originally built circa 1940 and subsequently extended by the current owners. The front door opens into a welcoming entrance hall, giving access to the kitchen/dining room, sitting room, cloakroom and utility room.

The kitchen/dining room is well fitted with a range of wall and base units, an Aga, and space for a dishwasher and a fridge freezer, with French doors opening onto the garden. The sitting room offers a cosy feel, featuring a fireplace with inset woodburner, woodblock flooring and further French doors to the garden. The utility room provides practical storage, with plumbing for a washing machine and housing the oil fired boiler.

Upstairs, a spacious landing leads to the principal bedroom, which is double aspect with built-in wardrobes and an en suite shower room. There are three further bedrooms, one currently used as a study, along with a family bathroom. From the first floor there are attractive rural views to the front across adjoining fields, along with a pleasant outlook over the rear garden.

Outside
The property is approached via a private shared driveway which winds through Old Surrey Hall, leading to the cottage. There is off-road parking to the side, with planning permission secured for a double garage to replace the existing field shelter.

The gardens are well established, with mature planting to the front, a fenced vegetable garden and a terrace that wraps around the house, ideal for outdoor seating and entertaining. There is also a pair of stables providing excellent storage, along with a secure area housing the oil tank. The grounds feature a variety of mature shrubs and trees, with the whole extending to approximately 0.22 acres.

Tenure & Possession
The property is offered for sale with vacant possession on completion.

1 Garden Cottages has a Right of Way over the private driveway from Holtye Road which is owned by Old Surrey Hall. There is a secondary access to the north onto to Hollow Lane.

Services (Not tested and therefore not warrantied)
Mains water and electricity are connected. Drainage to a private shared system. Oil fired central heating to radiators. Electric underfloor heating in parts of the ground floor.

Fixtures & Fittings
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale.

Plan
The included floorplans are for illustrative purposes only.

Town & Country Planning
The property (not withstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the Vendor or his Agents to specify them.

Ofcom
According to Ofcom’s Broadband Speed Checker, the property is able to access to standard and ultrafast speed broadband. Potential purchasers should however satisfy themselves of the availability and speeds of the broadband connection to the house to ensure it meets their needs. Mobile phone networks offer varying levels of service.

Local Authorities
Tandridge District Council
Surrey County Council

Council Tax & Energy Performance Certificate (EPC)
Council Tax Band E – £3,215.17
EPC rating – D56