UNDER OFFER
6 Bedrooms
3 Bathrooms
3 Reception rooms
Mature landscaped gardens
Attractive 1 acre lake
Triple cart lodge garage
Spraysbridge Farmhouse, Sprays Lane, Sedlescombe, Battle, East Sussex
A substantial and beautifully presented 6 bedroom Grade II listed farmhouse in mature gardens enjoying a wonderful waterside setting.
SITUATION
Spraysbridge Farmhouse stands in a rural but not isolated location off a quiet country lane with views across open water, farmland and countryside beyond. The property is situated 2 miles southeast of the picturesque village of Sedlescombe with its traditional village green surrounded by period houses and cottages, church, post office and local store, public house and hotel. The ancient Abbey town of Battle is some 5 miles distant offering an excellent range of high street shops and amenities whilst the coast is a 10 minute drive south. The larger town of Tunbridge Wells is about 25 miles away with a large shopping centre, numerous restaurants and wide ranging leisure facilities.
Mainline services are located at Battle and nearby Robertsbridge stations, both with services to London Bridge and Charing Cross with journey times varying between approximately 70 and 90 minutes. The property has good road access to the M25 (35 minutes) via the A21 and both Gatwick and Heathrow airports are within reasonable driving distance.
There are a number of well respected state and private schools in the area, including Sedlescombe Primary School, Vinehall at Robertsbridge, Claremont on the outskirts of Hastings, Moira House Girls School and Eastbourne College at Eastbourne, Battle Abbey and Claverham Community College at Battle.
Sporting and recreational facilities in the area include golf at Battle and Sedlescombe Golf Clubs, sailing and water-sports at Rye and the Coast, walking and cycling along the 1066 Way and the South Downs plus a wealth of historical and tourist attractions.
DESCRIPTION
Spraysbridge Farmhouse is an impressive detached Grade II Listed farmhouse with attractive brick elevations under a clay tiled roof, recently refurbished whilst retaining many period features including a wealth of exposed wall and ceiling oak timbering, inglenook fireplaces and leaded light windows. All rooms benefit from generous ceiling heights. Superb views are enjoyed over the gardens and open water and countryside beyond. Accommodation is set over three floors and briefly comprises;
Ground Floor
An open entrance porch with oak front door leads into the Reception Hall with solid wooden floor and having exposed wall and ceiling timbers and leaded light windows to front with doors off to;
Sitting Room having a triple aspect with fine brick inglenook fireplace with oak bressumer beam over and exposed wall and ceiling beams.
Dining Room with double aspect, inglenook fireplace with bressumer beam, exposed ceiling timbers and solid wooden floor.
Cellar offering an ideal wine storage area.
Study having single aspect, exposed wall and ceiling timbers and fitted unit with a range of cupboards and drawers.
The Kitchen/Breakfast Room enjoys views over the gardens and lake and is fitted with an extensive range of cream painted base units with a mixture of granite and hardwood work surfaces having double bowl stainless steel sink with mixer tap over, integral dishwashers, six burner Britannia range cooker with stainless steel extractor above, American style fridge freezer, part glazed dresser unit and walk-in shelved larder. Additionally the room benefits from an attractive limestone floor with under floor heating, recessed ceiling spotlights and exposed wall and ceiling timbering. From the Kitchen a hallway leads to the rear stable door and out to the patio and gardens with doors off to;
Utility Room having hardwood work surfaces with space for appliances under, Butler sink with chrome mixer tap over and a range of wall units.
Cloakroom with pedestal basin and WC.
From the Reception Hall, stairs with exposed oak mullions lead to;
First Floor
Galleried Landing with doors off to;
Master Bedroom Suite, a spacious single aspect room with leaded light window, exposed timbers, open brick fireplace with tiled hearth and oak mantle over with doors to Dressing Room/Nursery fitted with a range of oak wardrobes comprising hanging rails and drawers with window to front and En Suite Bathroom with bath with chrome mixer tap and hand held shower fitment over, pedestal basin, close coupled WC and double shower cubicle with twin shower roses and mosaic tiling.
Bedroom 2 single aspect giving views over farmland with heavily timbered walls and brick fireplace.
Cloakroom with WC and hand basin.
Bedroom 3 with single aspect and views over rear garden and countryside, painted brick fireplace and partially vaulted ceiling with timbers.
Bathroom with white suite comprising of bath having mixer tap with hand held shower fitment over, WC and wash basin set in vanity unit.
From the landing a concealed staircase leads to;
Second Floor
Landing with heavily timbered vaulted ceiling and conservation roof light with doors off to;
Bedroom 4 with dual aspect, vaulted timbered ceiling and brick fireplace with raised hearth.
Bedroom 5 double bedroom with vaulted ceiling.
Bedroom 6 double bedroom with beamed and vaulted ceiling.
Bathroom with white suite comprising bath with mixer tap and hand held shower fitment over, WC, basin set in vanity unit.
Outside
The front of the property is walled with a wrought iron gate leading into front gardens with brick paths and box hedging with brick pathways continuing around both sides of the house extending into a large paved courtyard on one side. The delightful rear gardens are mostly laid to lawn interspersed with mature trees including oak and copper beech and areas of herbaceous and shrub borders, all overlooking a one acre lake (not in ownership) and surrounding countryside.
The property is accessed via a private gravel drive that then leads down to a substantial parking area with triple bay oak framed cart lodge style garage adjoining. There is also a small brick outhouse.
TENURE & POSSESSION
The tenure of the property is freehold with vacant possession being granted upon completion.
FIXTURES & FITTINGS
Only those items described in these particulars are included in the sale and the vendor can give no warrant of serviceability. Further items may be available by separate negotiation.
SERVICES
Mains water and electricity. Oil fired central heating. Private drainage.
OUTGOINGS
Council Tax Band G (£2,644.46 2011/12).
LOCAL AUTHORITY
Rother District Council, Town Hall, Bexhill on Sea, East Sussex, TN39 3JX. Tel: 01424 787878. Web: www.rother.gov.uk
ACCESS AND RIGHTS OF WAY
The property will be sold subject to and with the benefit of all existing rights including rights of way, supply, drainage, water, electricity supplies and other rights, covenants, restrictions and obligations whether referred to or not.
DIRECTIONS
From Battle High Street proceed south and on reaching the mini roundabout take the first exit left onto Marley Lane continuing for just under 2 miles. At the junction with the A21 turn right and then take the first left opposite Blackbrooks Garden Centre towards Sedlescombe. Take the first right hand turn onto Chapel Hill signposted Westfield. Continue for about a mile along Cottage Lane through Harts Green before arriving at the junction with Sprays Lane. Turn right into Sprays Lane and the Farmhouse will be seen immediately on the right with the driveway entrance just after.
VIEWING
Strictly by appointment with the Vendor’s Joint Sole Agents, Samuel & Son, Heathfield tel (01435 864020 and Jackson-Stops & Staff, Tunbridge Wells tel (01892) 521700.
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.
Important notice
Samuel & Son for themselves and the vendors of this property whose agents are give notice that:
- These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract, and must not be relied upon as statements or representations of fact.
- Purchasers must rely on their own enquiries by inspections or otherwise on all matters including planning or other consents.
- The information in these particulars is given without responsibility on the part Samuel & Son or their clients. Neither Samuel & Son or any of their employees have any authority to make or give any representations or warranties whatever in relation to this property.
- Any areas, measurements or distances referred to are given as a guide only and are not precise. Photographs are not necessarily comprehensive nor current; no assumption should be made that any contents shown are included in the sale nor with regards to parts of the property which have not been photographed.
- Samuel & Son or any joint agents have not tested any services or equipment and nothing in these particulars should be deemed to be a statement that they are in good working order nor that the property is in good structural condition.
To Let