Vittoria Cottage, Saint Hill Green , West , RH19 4NG Offers in excess of: £499,950 FREEHOLD • GRADE II LISTED COTTAGE • PERIOD FEATURES • EAST GRINSTEAD - 1.7 MILES • CLOSE TO ASHDOWN FOREST • LARGE GARAGE WITH UTILITY AREA • PLENTIFUL DRIVEWAY PARKING • WELL MAINTAINED FRONT & REAR GARDENS • TWO/THREE BEDROOMS • BATHROOM & CLOAKROOM • SITTING ROOM WITH LOG BURNER DESCRIPTION A most charming period semi with mellow ragstone elevations and late 18th century origins, set against a backdrop of open fields in a semi-rural hamlet location convenient for the amenities of East Grinstead. Sensitively updated by the current owners, the property offers characterful accommodation to include 2/3 bedrooms, sitting room with log burner, separate cloakroom and generous garaging, complete with useful utility area. Externally, the cottage benefits from secluded and well stocked gardens to both front and rear, together with driveway parking for several cars. The Ashdown Forest - known the world over as the 'home' of A A Milne's Winnie- the-Pooh - is close at hand, offering fabulous walking opportunities and stunning views over the surrounding Sussex countryside. POINTS OF NOTE • Sitting room with stone flooring and log burner set atop a stone hearth with inset oak mantle over. Bespoke alcove storage with open shelving and cupboards below • Dining room with oak flooring, inset ceiling spots and an aspect to the front • Well-appointed kitchen with a range of Shaker style cabinetry in a white finish with wood laminate worktops over and tiled splashbacks. Inset electric hob with extractor over, electric oven, space/plumbing for a washing machine and 1.5 bowl stainless steel sink with period style mixer tap and drainer. Space for a tall fridge/freezer • Bathroom with corner bath, vanity console with partially inset basin, monobloc mixer tap and integral storage cupboards below, underfloor heating, WC and walk- in shower. Floor/wall tiling and heated towel rail. Separate additional cloakroom • Master bedroom with a range of fitted, mirror fronted wardrobes

• Additional sized double bedroom with useful open shelving to one side • Dressing room/bedroom with a range of fitted bespoke oak furniture to include a wardrobe, dressing table/desk and chest of drawers • Double-sized garage with utility area incorporating a double sink, to one corner. Driveway parking for 6/7 cars • Established gardens to front and rear enjoying excellent peace and privacy. Level lawn, mature planting and large timber shed/summer house. To the top of the garden there is an additional large shed and tool shed SETTING: East Grinstead provides good amenities including East Grinstead mainline train station. Gatwick is within 10 miles (London Victoria 30 mins). The area benefits from a selection of highly regarded schools, private and state, including Cumnor House, Brambletye, Hurstpierpoint College, Handcross Park, Worth Abbey and Ardingly College. SERVICES Mains: electricity and water. Private drainage. Solid fuel burner. OUTGOINGS Council - 01444 458 166Council Tax Band E- Rates for 2020/21 £2,318.88 EPC: Exempt VIEWING Strictly by appointment via James Millard Estate Agents 1 & 2 The Grange, High Street, Westerham, Kent TN16 1AH Tel: (01959) 565756 E-mail: [email protected] Web Site: www.jamesmillard.co.uk James Millard Independent Estate Agents, their clients and any joint agents give notice that: 1.They have no authority to make or give any representations or warranties in relation to the property. These particulars are given in good faith and are to be treated as a general guide only and do not constitute any part of an offer or a contract and must not be relied upon as statements or representations of fact. All statements contained in these particulars are made without any responsibility on the part of James Millard Independent Estate Agents or the vendor or lessor of this property. Any intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. If any points are particularly relevant to your interest in the property please ask for further information. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. 3. It should not be assumed that any contents, furnishings, furniture etc photographed are included in the sale, nor that the property remains as displayed in the photographs. No assumptions should be made with regard to parts of the property that have not been photographed. 4. Prospective purchasers are advised to satisfy themselves as to the working order of any apparatus, equipment, fixtures and fittings or services where applicable. Whilst they may be mentioned in the particulars, they have not been tested by the Agents.