Lookers Cottage, New Bridge, Herstmonceux, East Sussex

A well presented detached house in a superb rural location with far reaching views over open countryside offering comfortable and modern family living accommodation with the benefit of excellent equestrian facilities and 9 acres of pasture

SITUATION
Lookers Cottage is situated in a quiet rural location in the Sussex Countryside with no near neighbours yet within easy distance of surrounding towns and villages. The village of Herstmonceux is some 2 miles distant, offering a range of shops catering for most day to day needs along with public houses and restaurants. The town of Hailsham with a wider range of amenities and the coast at Eastbourne are some 5 and 9 miles distant respectively. The Royal Spa town of Tunbridge Wells providing excellent shopping facilities and leisure facilities is a 45 minute car journey. The nearest mainline station is about 7 miles away at Polegate with regular services to London (Victoria) in around an hour.

There is excellent hacking on the doorstep without the need to ride on busy roads. The equestrian centres of Golden Cross and Crockstead are both nearby. British Eventing hold affiliated Horse Trials at Firle Place, Brightling Park and Eridge. Shows affiliated to British Show Jumping are held at Golden Cross, Felbridge, Hickstead and Pyecombe. Hunting locally is with The East Sussex & Romney Marsh Foxhounds, The Southdown & Eridge Foxhounds, The Coakham Bloodhounds or The Mid Surrey Farmers Draghounds.

DESCRIPTION
Lookers Cottage is a picturesque property in peaceful surroundings with uninterrupted views over open countryside. The cottage has brick and tile hung elevations under a slate roof, the original cottage having been extended and refurbished whilst retaining all of its charm and character. It offers modern and comfortable family accommodation with the benefit of double glazing throughout, oil fired heating and under floor heating in the bathrooms.

DIRECTIONS
From the A22 heading northwards from Hailsham direction, on reaching the Boship roundabout, take the third exit onto the A271. Continue for about 3 miles before taking a right turn onto Under Road, signposted as such. Stay on this road for just over a mile and take the first right hand turn signposted Pevensey. Lookers Cottage will be seen on the right hand side after a mile or so.

ACCOMMODATION
Accommodation is arranged over two floors and comprises:

GROUND FLOOR
Front Door leading to;
Entrance Hall with solid oak floor and under stairs storage cupboard and staircase to first floor with doors off to;

Sitting Room (20’ x 6’) having double aspect and enjoying views over river and open countryside with solid oak floor and fireplace with log burning stove. Double doors to;

Conservatory (11’4 x 8’9) southwest facing to enjoy sun throughout the day and set overlooking river with panoramic views. Dining Room/Play Room (11’7 x 11’6) double aspect with solid oak floor and double doors opening onto decking.

Study (11’4 x 7’1) with oak flooring, open fireplace and single aspect to front.

Kitchen/Breakfast Room (20’1 x 13’4) a bright and spacious double aspect room, with neutral stone flooring and fitted with a range of bespoke cream painted wooden base and wall units incorporating draws and cupboards with beech work surfaces, glass display units and large larder cupboard, inset butler sink with swan neck mixer tap, integrated dishwasher, American style fridge/freezer, oil fired aga cooker and large central space for dining table and chairs. Door to;

Utility/Boot Room (8’10 x7’11) with windows to front and rear, neutral stone tiled floor, cupboard unit and work surface to match kitchen with inset stainless steel sink, space for washing machine and tumble dryer and housing oil fired boiler. Stable Door leading to gardens and equestrian facilities beyond.

FIRST FLOOR

Master Bedroom Suite (31’1 x 10’9 max) extending the length of the house and enjoying from all aspects, views over the property, grounds and countryside beyond and comprising single aspect Sleeping Area, Walk in Wardrobe, En Suite Shower Room having mosaic tiled walls and floor with under floor heating, walk in shower, wash basin, WC and heated towel rail, spacious Dressing/Sitting Room with 2 large sash windows giving a double aspect and wonderful outlooks.

Bedroom 2 (12’1 x 10’8) spacious single aspect double bedroom with large pine wardrobe.

Bedroom 3 (12’1 x 10’5) bright and airy double aspect bedroom.

Family Bathroom (8’7 x 7’2) with tiled floor and under floor heating, white bath suite comprising bath, wash basin set on oak vanity unit and WC.

OUTSIDE
Lookers Cottage is approached and set off a quiet country lane with a large driveway situated to the front of the property where it overlooks a small river and attractive brick bridge. From the drive area, a white wooden gate set in a low brick wall leads to the front door. An area of lawned garden is situated to one side of the house with flower and shrub borders to the edges and a number of mature trees. To the rear of the property, the river follows the garden boundary and to the other side of the house, an area of decking sits overlooking the water and overlooking open countryside. A small footbridge over the river leads from the garden to the equestrian facilities. There is a separate vehicular access to the stables and land.

EQUESTRIAN FACILITIES
A field gate off the road gives vehicular access to the equestrian facilities via a short track with a parking area situated next to the stables suitable for lorries or trailers. The facilities comprise of a stable yard with ‘L’ shaped timber stable block having three 12’ x 12’ loose boxes with rubber matting and a 15’ x 15’ foaling box currently used as a tack/feed room. The stables are fully enclosed with brick paved and concreted yard and have power and water and light connected. Attached and to the rear of the stable block is a small lean-to for storing hay. Adjacent to the yard is a new 20m x 40m sand and rubber ménage constructed by Witham Vale Arenas. Beyond is the grazing land extending to about 9 acres and divided into paddocks.

TENANCY
The property is offered unfurnished, for an initial term of 12 months. The tenant will be responsible for all outgoings including council tax and all services.

SERVICES
Mains water and electricity, oil fired aga for cooking, oil fired boiler for central heating and hot water, private drainage. BT telephone line and broadband available.

LOCAL AUTHORITY
Wealden District Council. Council Tax Band E (2010/2011). Tel: 01323 443322 Web: www.wealden.gov.uk

VIEWING ARRANGEMENTS
Strictly by confirmed and prior appointment with the Agents, Samuel & Son contactable on (01435) 864020, giving at least 24 hours notice where possible.

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