SOLD
Various Outbuildings
Private Lawned Gardens
Grass Paddocks extending to about 2 acres
In all about 2.3 acres

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Rose Cottage, Laughton, Nr Lewes, East Sussex
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A CHARMING AND QUINTESSENTIALLY ENGLISH COUNTRY COTTAGE IN NEED OF RENOVATION WITH GREAT POTENTIAL TO EXTEND (SUBJECT TO PLANNING PERMISSION) SET IN GROUNDS OF 2.3 ACRES IN A WONDERFUL RURAL YET ACCESSIBLE LOCATION.

GENERAL REMARKS AND STIPULATIONS

DESCRIPTION
A 3 bed country cottage dating back to the 1700s with much character and charm, in need of restoration but offering huge potential for anyone seeking a renovation project. The cottage is set within lawned gardens of about 0.3 acres and surrounded by grass paddocks extending to approximately 2 acres. The living accommodation is set out over two floors and comprises 2 reception rooms, kitchen, utility area, downstairs bathroom and three bedrooms on the first floor and, subject to all necessary planning consents, has scope for extension. Interested parties are advised to make their own enquiries with the local planning department: Wealden District Council Planning Tel: 01892 602777. An inspection of Rose Cottage is highly recommended to fully appreciate the property and its location.

SITUATION
Set off a private lane, Rose Cottage enjoys a secluded yet accessible rural position on the northern side of the much sought after village of Laughton which provides a general store/post office, primary school, church and public house and an excellent network of fine country walks and bridle ways in the immediate vicinity. The historic county town of Lewes is some 7 miles distant and offers an excellent range of shops, restaurants and recreational facilities whilst the vibrant seaside centre of Brighton is 14 miles away. There is an excellent choice of educational facilities in the general area including Eastbourne College, St Bedes and Brighton College. Lewes provides a mainline service to London (London Victoria/London Bridge) in just over an hour and with good access to the A27, Gatwick airport is around an hour by car.

DIRECTIONS
From Lewes, exit the town on the east side travelling along Pheonix Causeway and over the river, continuing over the first roundabout and onto Malling Street. At the Cuilfail Roundabout take the first exit onto A26 (Malling Street). After about half a mile turn right on to B2192 direction Ringmer. Proceed through the village of Ringmer and at the roundabout just after the Green Man public house, take the second exit on to the B2124 (Laughton Road). Continue along this road for about 3 miles and upon arriving in Laughton, turn left on to Shortgate Lane, immediately before The Roebuck public house. After three quarters of a mile, turn left on to Common Lane and then immediately right on to a private drive. Continue along the drive, adhering to the speed limit, and at the very end of the drive, Rose Cottage will be seen on the right hand side.

Alternatively from the Hailsham direction, head north on the A22 and upon reaching the Boship roundabout take the first exit, continuing on the A22. Proceed for just under 3 miles before turning left on to the B2124 (Lewes Road). After 2 miles or so and upon reaching the village of Laughton, turn right on to Shortgate Lane, immediately after The Roebuck public house. Thereafter follow directions as above.

SERVICES
Mains water and electricity. Oil fired Rayburn with separate/alternative immersion heater for hot water and private drainage.

OUTGOINGS Wealden District Council Tax Valuation Band F (2008/09 £2,501.46)

ACCOMMODATION

Accommodation is set out over two floors and comprises:

GROUND FLOOR

Covered Entrance Porch leading into;

Small Reception Lobby leading into;

Drawing Room
(14’4 x 10’6 max) single aspect with large inglenook fireplace and brick floor. Open entrance and step down leading through to;

Dining Room
(13’ x 12’6 max) double aspect bay window and French doors to front Patio and garden, brick floor.

Sitting Room (15’ x 10’ max) incorporating a traditional oil fired Rayburn, brick floor and providing access to stairs and first floor. Doors to;

Kitchen (14’8 x 6’ max) set in a lean-to extension, with a range of floor units incorporating stainless steel sink.

Inner Hall with brick floor and with doors off to;

Downstairs Bathroom (9’3 x 5’ max) with pedestal sink, WC and large enamelled bath.

Utility Room (11’9 x 5’8 max) set in lean-to extension with tiled floor, dual aspect and back door.

FIRST FLOOR
Set off a long galleried landing, set into the eaves and incorporating a dormer window with airing cupboard housing hot water cylinder and immersion off and storage to one side/under, with doors leading to;

Bedroom 1 (13’10 x 10’6 max) double bedroom with single aspect overlooking front gardens with brick chimney to one side.

Bedroom 2 (13’ x 10’6 max) double bedroom with exposed original oak and floor and providing views over front gardens.

Bedroom 3 (10’11 x 10’6 max) dual aspect double bedroom with walk in wardrobes and access via a hatch to loft space.

OUTSIDE
The entrance to the property is set off a private lane via wooden garden gates, with a long concrete path leading to the front door. The property is set within lawned gardens with associated herbaceous borders to both front and rear with a small patio/sitting area to the front and concrete paths leading to an outside brick/tile privy and other outbuildings including an old timber shed and sizeable timber framed open fronted lean-to providing for undercover storage of machinery as well as and enclosed/incorporated single stable.

THE LAND
The land adjoining is divided into two main paddocks, one of approximately 0.6 acres and the other of approximately 1.35 acres. Both are set down to permanent pasture and enclosed by way of a combination of mature tree screens, traditional hedgerows and some post and wire stock net fencing.

VIEWING ARRANGEMENTS Viewing may be arranged by strict appointment with either Samuel & Son, telephone 01435 864020 or email rhiannon@samuelandson.co.uk acting as sub agents for and on behalf of Foresters, or Foresters: telephone 01435 865477 or email info@forestersxl.com.

Property misdescriptions act
The client agrees to inform Samuel & Son in writing of any inaccuracy or misleading element in the particulars or in the promotion generally of which he is aware or which subsequently materialises during the period of the agency. The client shall indemnify Samuel & Son, their servants or agents against any claim made in respect of any misdescriptions of the property that arises wholly or partially out of the act or default of the client.