NOW LET
6 bedroom grade II listed period farmhouse
Large formal gardens with views over open water and countryside
Available immediately unfurnished on a 6 month assured shorthold tenancy

Spraysbridge Farmhouse, Westfield, Near Battle

Stunning 6 bedroom grade II listed period farmhouse recently refurbished with large gardens and views over open water and countryside set in a beautiful rural yet accessible location.

Accommodation comprises:
Entrance Hall, Cellar, Cloakroom, Drawing Room, Dining Room, Study, Kitchen/Breakfast Room, Utility Room, Galleried Landing, Master En Suite Bedroom with Dressing Room, 5 Further Bedrooms, 2 Family Bathrooms, Cloakroom

Outside:
Large formal gardens with views over open water and countryside
Oak framed three bay open fronted garage

(8 acres of paddocks with stables available by separate negotiation)

Available immediately unfurnished on a 6 month assured shorthold tenancy

SITUATION
Spraysbridge Farmhouse is situated off a quiet country lane in a rural yet accessible location, 2 miles south of the picturesque village of Sedlescombe. The ancient Abbey town of Battle is some five miles distant offering an excellent range of High Street shops and the coast is just a 10 minute drive away. There are fine country walks and bridle ways in the immediate vicinity and a good range of recreational facilities nearby including Sedlescombe Golf Club situated just under a mile away. There are a number of respected state and private schools in the area including Claverham Community College and Battle Abbey School. The nearest mainline station is at Battle with regular services to London (Cannon Street/Charring Cross).

DESCRIPTION
Spraysbridge Farmhouse comprises an impressive character detached Grade II Listed period farmhouse with attractive brick elevations beneath a clay tiled roof, recently restored to a very high standard whilst retaining many good period features including a wealth of exposed wall and ceiling oak, inglenook fireplaces and excellent views are enjoyed over the gardens and open water and countryside beyond. The property is accessed off a shared drive leading onto a private drive extending into a large parking area with an adjoining oak framed triple bay open fronted garage.

DIRECTIONS
From From Battle head south east on A2100/High Street toward Mount Street and continue to follow the A2100. After approximately half a mile, turn left at Marley Lane and continue for approximately 2 miles before turning right onto the A21. After a mile turn left on to New England Lane, then after half a mile turn right at Harts Green. Follow the Harts Green road for about half a mile and then turn right into Sprays Lane. The property will be seen immediately on the right hand side. Continue for 50 yards or so and the entrance and drive will be seen to the right.

Alternatively from Hastings head northwest on A21/Bohemia Road. Following the A21 for approximately 5 miles, turn right in to New England Lane. After about half a mile turn right at Harts Green. There on follow the directions as above.

ACCOMMODATION
Accommodation is set out over three floors and comprises:

GROUND FLOOR

Oak front door to

Entrance Hall (11'3 x 9'7 max) with exposed wall and ceiling timbers and leaded light window to front, inner lobby with shelving and door to

Cellar offering large storage area.

Drawing Room (22' x 15' max) having triple aspect with fine inglenook fireplace, bressumer beam, exposed timbers, television and telephone point.

Dining Room (18' x 14'6 max) with double aspect, inglenook fireplace, bressumer beam and exposed ceiling timbers.

Study (12' x 6' max) having exposed wall and ceiling timbers, a fitted unit with a range of cupboards and drawers, telephone point and casement window to one side.

Kitchen/Breakfast Room (16' x 14' max) with a range of base and units with a combination of granite and hardwood work surfaces having integral double bowl stainless steel sink with mixer taps over, integral dishwasher and six burner Britannia range cooker with large stainless steel extractor above. The floor is laid with attractive limestone tiles and there is also a walk in larder off.

Lobby leading to back stable door with doors to

Utility Room having hardwood work surfaces with space for appliances under, Butler's sink with chrome mixer taps over and a range of wall units.

Cloakroom with pedestal basin and WC.

FIRST FLOOR

Galleried landing with doors to

Master En Suite Bedroom (19'5 x 15' max) a spacious single aspect room with exposed timbers, open brick fireplace with tiled hearth and oak mantle over and leaded light window to front.

En Suite Bathroom white enamel bath with chrome mixer tap and hand held shower fitment over, double shower cubicle with twin shower roses and mosaic tiling, pedestal basin and close coupled WC.

Dressing Room (11' x 7' max) having a range of fitted oak wardrobes with drawers and hanging rails along one wall.

Bedroom 2 (16' x 14' max) single aspect giving views over farmland with heavily timbered walls and brick fireplace.

Cloakroom with WC and hand basin.

Bedroom 3 (13'3 x 15'5 max) with single aspect and views over rear garden and countryside, painted brick fireplace and partially vaulted wall with ceiling timbers.

Bathroom with white white comprising of bath having mixer tap with hand held shower fitment over, WC and wash basin set in vanity unit.

Stairs leading to

SECOND FLOOR

Bedroom 4 (18' x 12') with dual aspect, vaulted timbered ceiling and brick fireplace.

Bedroom 5 (18'10 x 12' max) dual aspect with exposed timbers.

Bathroom with white suite with bath having mixer taps with had held shower fitment over, WC, basin set in vanity unit.

Bedroom 6 (14'7 x 12'9 max) having single aspect enjoying views over rear gardens and countryside and exposed timbers.

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 each side of the house extending into a large paved courtyard on one side. The rear garden is mostly laid to lawn interspersed with mature trees including oak and copper beach and areas of herbaceous and shrub borders, overlooking open water and surrounding countryside.

The property is accessed via a shared gravel drive that leads into its own private drive and substantial parking area with triple bay timber framed open fronted garage adjoining. There is also a small brick outhouse providing a secure storage area.

SERVICES
Mains water and electricity. Private sewerage. Oil fired central heating system and boiler.

OUTGOINGS
Wealden District Council - Council Tax Valuation Band G (£2451.88 pa).

FURTHER LAND AND STABLES AVAILABLE

Immediately adjoining the property is approximately 8 acres of fenced grass paddocks with stable block that are available to rent by separate negotiation.

Viewing
Strictly by confirmed appointment with the vendors sole agents, Samuel & Son Limited (telephone: 01435 864020, e-mail:rhiannon@samuelandson.co.uk).

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.