Rooting Street Farmhouse Little Chart Distinctive country property Country Houses Distinctive country property www.hobbsparker.co.uk

Rooting Street Farmhouse Rooting Lane Little Chart, Ashford, TN27 0PX

One of the most distinctive period farmhouses to come on to the market in this area for many years having been in the same family ownership for generations.

Guide Price £795,000

Accommodation • Entrance Porch (Good ceiling heights) • Large Rear Hall (Oak staircase) • Cloakroom • 30’ Through Reception Room (beamed) • Family Room (triple aspect) • Study Area • Bespoke Hand Built Kitchen (Granite work surfaces) • Pantry/Boot Room • 4 Double Bedrooms • 2 Bathrooms • 2 Attic Rooms with potential • Bespoke Oak Doors • Wood Burning Stove Gardens • 1 acre garden • Long sweeping driveway • 3 bay wagon barn garage/workshop (Mezzanine floor and log store) • Rag Stone Barn • Fruit Trees • Vegetable Garden • Beech and mixed boundary hedging • Garden Shed • Watering System. Communications • Station – 2 miles • Ashford International (HS1) – 5 miles • – 4 miles • Channel Tunnel – 15 miles • - 9 miles • Gatwick Airport – 55 minutes Situation Rooting Street Farmhouse is bordered by some exquisite Wealden countryside and set well back from the road towards the back of its 1 acre plot. There are some glorious walks and rides in the immediate vicinity including the nearby and very picturesque Little Chart Forstal with its English cricket green and The Swan pub is just down the hill. Adjacent, is Rooting Street riding school. In the wider and quickly accessible surrounding area are major communication links such as Ashford International Station HS1 commuter services Eurostar M20 motorway Jcts. 9 and 10, Channel Tunnel and the Port of Dover. The thriving market town of Ashford is host to a wide variety of leisure and retail outlets as well as a fabulous choice of schools in the state and independent sectors including grammar schools. Gatwick Airport is 55 minutes away. Rooting Street Farmhouse Kept within the same family ownership for generations and never offered for sale in recent times Rooting Street Farmhouse is Grade II Listed and dates from the 18th Century with later additions circa mid 1800’s and mid 1950’s. The distinctive round headed windows are in a local style known as “Dering” windows after a local estate other buildings within the local area also bear them. The farmhouse has undergone a steady programme of renovation in recent years which is self evident throughout all of the accommodation including a remodelled bathroom and shower room, a bespoke farmhouse pine kitchen complete with mellow brick chimney breast, range style cooker with extractor and an integrated dishwasher. Other features include oak flooring, bespoke oak latch doors and an oak staircase. The Gardens Rooting Street Farmhouse is set in approximately 1 acre and is set well back from the road at the bottom of a delightful sweep in driveway. The driveway continues its way past the front of the house to the far right hand side to meet a useful forecourt for parking and turning. Here there is access to a 3 bay timber framed wagon barn garage/workshop with electric power and water connected and a mezzanine storage floor, along with an exterior log store. To the rear of the house is a pretty garden with ragstone walling and nearby complementing ragstone period barn with electric power connected. Much of the gardens are laid to lawns edged with some attractive Beech hedging and include fruit trees, a vegetable garden, garden shed, well and a watering system. Services Mains water, electricity and drainage, Propane gas fired central heating, water softener. Directions Leave the M20 Motorway at Jct. 9 and proceed to the upper roundabout by John Lewis at Home. Take the exit signed towards Lenham A20 and proceed beyond the next roundabout for about 1 mile before taking the left hand turning signed towards and Pluckley. Proceed through the village of Hothfield and out into the countryside, after a short distance the farmhouse will come into view on the left hand side accessed from Rooting Lane on the left. Viewing Strictly by appointment only. If you would like to view this property please telephone our offices(C1307) Rooting Street Farmhouse, Rooting Lane, Little Chart N

Dn 4.70 x 3.60 15'5 x 11'10 4.80 x 3.60 (Approx) 15'9 x 11'10

Attic 34.7 sq m / 373 sq ft

IN

B T

Bedroom Entrance Hall Reception Room 3.85 x 3.43 Bedroom 4.46 x 3.90 Kitchen 4.87 x 4.36 12'8 x 11'3 4.90 x 4.42 14'8 x 12'10 4.09 x 4.07 13'5 x 13'4 16'0 x 14'4 16'1 x 14'6

Up Dn

Study 1.80 x 1.68 5'11 x 5'6 Bedroom Bedroom 9.37 x 4.04 Dining Room Sitting Room 5.23 x 4.00 4.00 x 4.00 30'9 x 13'3 17'2 x 13'1 13'1 x 13'1

Up

Ground Floor First Floor 121.5 sq m / 1308 sq ft 110.3 sq m / 1187 sq ft Approximate Gross Internal Area = 231.8 sq m / 2495 sq ft Attic= 34.7 sq m / 373 sq ft Total = 266.5 sq m / 2869 sq ft This plan is for layout guidance only. Not drawn to scale unless stated. Windows and door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes and compass bearings before making any decisions reliant upon them. (ID325578) Country Houses Distinctive country property www.hobbsparker.co.uk

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