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The Christmas House

High Street, ,

A very pretty and beautifully presented 4 bedroom Grade II listed double fronted cottage, situated in the heart of the village. NO CHAIN.

Guide price £425,000 Freehold

Situation: The property is situated in the heart of the pretty village of Lamberhurst, which offers a good range of shops and services for everyday needs including a general store, church, primary school, golf course and a number of popular inns.

For the commuter, the A21 offers access to both London and the South coast. Rail services can be found in the villages of Frant and and the towns of Paddock Wood and Tunbridge Wells and provide a regular commuter service to London Charing Cross and Cannon Street in approximately an hour. The regional centre of Tunbridge Wells is just 6 miles distant and provides a wide range of amenities including the historic Pantiles, Royal Victoria shopping centre, a retail park, cinema complex and theatres.

The beautiful surrounding countryside includes some excellent walks and local places of interest, including Scotney Castle and Museum and for those seeking outdoor pursuits, there is Bewl Water Reservoir, reputedly the largest area of inland water in the South East, where a wide range of water sports can be enjoyed.

Description: The Christmas House is an attached Grade II listed cottage dating from the 1590s with most attractive tile hung and brick external elevations beneath a tiled roof. The property has been owned by the same family for many years and during this time has been a much loved home. Having been recently re-wired and completely redecorated inside and out, the cottage is immaculately presented throughout, with a beautifully appointed kitchen and bathrooms. The cottage benefits from good ceiling heights as well as an abundance of period features, including mellow exposed timbers, latch doors, and a superb inglenook fireplace. It also offers excellent scope for adapting the living space in the kitchen/dining room (subject to the necessary consents), through remodelling the conservatory area, if required.

The accommodation is arranged over three floors and includes on the ground floor a lovely sitting room extending to over 21ft with terracotta brick flooring (which extends throughout the whole ground floor), exposed timbers, an impressive inglenook fireplace (the sandstone which forms part of the inglenook are reputedly from Bayham Abbey) and two windows overlooking the High Street. There is a good-sized open plan kitchen/dining room, which has a range of gloss wall and base units with integrated appliances, a door leading to stairs to the first floor and an under stairs cupboard with plumbing and space for a utility area. The kitchen/dining room leads on to the conservatory, which has French doors out to the garden and a side door giving access to the side of the cottage, which has a useful covered storage area. On the first floor there are three bedrooms and a family bathroom – the second bedroom has a pretty fireplace with adjacent cupboards and the fourth bedroom has a lovely vaulted ceiling. On the second floor is a well proportioned master bedroom, which also has an ensuite shower room.

Outside, a path from the conservatory leads to a secluded, south facing garden, which is a particularly good size and is mainly laid to lawn with an abundance of mature shrubs and well stocked flower borders. The garden is fully fenced and there is a shed, which could easily be replaced to provide a space for a large garden outbuilding/studio. There is also a greenhouse and a side gate that gives access to a right of way over the neighbouring property to the High Street.

Services: Mains water and electricity Local Authority: Tunbridge Wells Borough Council (01892) 526121 Current council tax band: E (£2,148.59 per annum) Current energy efficiency rating: Exempt Property address: The Christmas House, High Street, Lamberhurst, Kent TN3 8EB

01892 786720 www.greenlizardhomes.co.uk Office open: Monday to Friday 9am to 5.30pm, Saturday 10am to 4pm Viewings: 7 days a week

First floor

Ground floor First floor

Second floor

Approximate internal floor area: 925 sq.ft (86 sq.m)

12’5 x 8’7 3.8m x 2.6m This plan is not drawn to scale and is for layout guidance only

Important notice: These details have been produced as a general guide only. All descriptions, photographs, dimensions, reference to condition and necessary permissions for use and occupation and other details are given in good faith and believed to be correct, but any intending purchasers or tenants should not rely on them as statements or representations of fact. The agents have not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. The buyer is advised to obtain verification from their solicitor or surveyor. Items shown in photographs are not necessarily included in the sale. Room measurements are given for guidance only and should not be relied upon when ordering such items as furniture, appliances or carpets. Descriptions of any property are obviously subjective and the descriptions contained herein are used in good faith as an opinion.

01892 786720 www.greenlizardhomes.co.uk The Estate Office Durgates Wadhurst East TN5 6DE Telephone: 01892 786720 email: [email protected]