Mill Farm, Vines Cross Road, Horam, Heathfield, East Sussex, Tn21 0Hf Guide Price £725,000 Freehold

MILL FARM, VINES CROSS ROAD, HORAM, HEATHFIELD, EAST SUSSEX, TN21 0HF GUIDE PRICE £725,000 FREEHOLD

Mill Farm, Vines Cross Road, Horam, Heathfield, East Sussex, TN21 0HF

Internal view ing is recommended to appreciate this detached charming Grade II listed property having had the benefit of later extensions to provide versatile accommodation over tw o floors. The property is set back down a long drive from this well regarded lane on the periphery of the pretty Sussex village of Horam. There are character features throughout including a large feature inglenook fireplace in the main drawing room coupled with exposed beams throughout the property alongside more modern benefits including a spacious master bedroom with vaulted ceiling and en-suite bathroom. It is considered that part of the property w ould easily be available to be adapted to provide annexe style accommodation should it be necessary. The property sits in gardens believed to extend to approximately 1 acre (tbv) with large area of off-road parking and two garages and outbuilding.

27 High Street, Heathfield, East Sussex, TN21 8JR Tel: 01435 862211- Fax: 01435 864303

BRANCHES AT CROWBOROUGH, HEATHFIELD, TUNBRIDGE WELLS, SOUTHBOROUGH, TONBRIDGE & ASSOCIATED LONDON OFFICE

SITUATION: The property is conveniently situated for those wishing to benefit from the ENTRANCE HALL: Slate tiled floor. Inset spotlights. Radiator. Understairs cupboard. day to day shopping facilities within the popular Sussex village of Horam. In general these provide curiosity shops, dentist, doctors, village inn and post office. The property CORNER CONSERVATORY AREA: Double glazed windows. Radiator. also gives access to the famous Cuckoo Trail, a lovely countryside walk along the former railway line from Heathfield to Eastbourne Park. The market town of Heathfield SITTING ROOM: Triple aspect. Feature fireplace with log burner. Inset spotlights. can be reached within approximately 5 minutes drive and in general terms provides a Radiators. Wooden latch door. range of shopping facilities some of an interesting independent nature with the backing of supermarkets of a national network. The area is well served with schooling for all age STUDY: Slate tiled floor. Window. Radiator. Inset spotlights. Door to:- groups. Mainline stations at both Buxted and Polegate are approximately 8 miles distant, both providing a service of trains to London. The Spa town of Royal Tunbridge Wells CLOAKROOM: WC, wash hand basin. Slate tiled floor. with its excellent shopping, leisure and grammar schools is only approx 16 miles distance with the larger coastal towns of both Brighton and Eastbourne being reached within approximately 45 and 35 minutes drive respectively.

SITTING/DINING ROOM: Dual aspect. Access from outside porch or from corner BEDROOM 4: Windows with dual aspect. Radiator. Airing cupboard housing hot water conservatory. Large inglenook fireplace with large wood burner. Beamed ceiling. Part cylinder. Built-in wardrobe. exposed brick walls. Radiators. BATHROOM: Beamed ceiling. Window. Polished wooden floor. Roll top bath with KITCHEN/BREAKFAST ROOM: Kitchen Area: Extensive range of granite worktops with mixer taps and shower attachment. Pedestal wash hand basin. Radiator. Storage inset double butlers sink. Windows. Gas Rangemaster oven, integrated dishwasher and cupboard. fridge. Polished wooden floor. Stable door to garden. Window seat with storage under. Breakfast Area: Windows to front and rear. Door to garden. Exposed brick walls and SEPARATE WC: WC. Window. Radiator. beamed ceiling. OUTSIDE: Gardens to all sides extending to approximately 1 acre (tbv). Lawned area to UTILITY ROOM: Windows. Stainless steel sink with cupboard under. Space for washing the front with chipped slate pathways. Large expanse of lawn to rear. Brick built machine. Tiled floor. storage SHED. Large timber storage shed/WORKSHOP.

STAIRCASE 1 TO FIRST FLOOR LANDING: Window. Vaulted beamed ceiling. DOUBLE GARAGE: Up and over door. Power and light.

MASTER BEDROOM: High vaulted ceiling. Triple aspect with views across the garden. SINGLE GARAGE: Twin opening doors with high roof line for enabling access for higher Radiators. Two double built-in wardrobes upon entry. vehicles. Large PARKING area to front and side.

EN-SUITE BATHROOM: Roll top bath with mixer taps and shower attachment, Shower VIEWING ARRANGEMENTS: By appointment with owners agent, Wood & Pilcher, 27 cubicle, WC, pedestal wash hand basin. Tiled floor. Part tiled walls. Window. Heated High Street, Heathfield, East Sussex, TN21 8JR on 01435 862211 or email us at towel rail. Vaulted ceiling. [email protected].

STAIRCASE 2 TO SECOND FLOOR LANDING: Beamed ceiling. Radiator. DIRECTIONS: From our office in Heathfield High Street proceed down Station Road and turn right at the traffic lights onto the Hailsham Road. Continue through Maynards BEDROOM 2: Beamed ceiling. Windows. Feature fireplace with gas fired stove. Fitted Green and into Horam. Turn left into Vines Cross Road and the entrance to Mill Farm wardrobes. Hatch door to upper storage area. will be found after almost a third of a mile on the right hand side shortly before the Vineyard. There is a sign for Mill Farm and one other property. BEDROOM 3: Window overlooking gardens. Radiators. Built-in wardrobes. Access to loft space. AGENTS NOTE: Please note that not everything in the photography may be included in the sale.

IMPORTANT NOTICE - Wood & Pilcher, th eir cli ents and any joint agents give Notice that they have no authority to make or give any represent ations or warranties in rel ation to the P roperty. Any statements on which a Purchas er wishes to rely must be checked through their Solicitors or Conv eyancers. Th ese Particulars do not form part of any offer or contract and must not be relied upon as statements or rep res entations of fact. Any areas, measu rements or dimensions are approximate and must be indep endently verifi ed. The text, photographs and plans are for guidance only and are not necessarily co mpreh ensive. It should not be assumed that the Property has necessary Planning, Building Regulation or other Consents. We have not tested any appliances, services, facilities or equipment and Purchasers must satisfy themselves as to thei r adequacy and condition. We have not investigated Title, or the existence of any Covenants or other legal matters which may affect the propert y.