Knob Wood West Horsley, Surrey

Home , East Clandon, East Horsley, Guildford, Shere, West Clandon, West Horsley

Knob Wood West Horsley, Surrey Outstanding elevated position in the Surrey Hills AONB between Shere and West Horsley.

East Horsley & Station 3 miles, Cobham 6 miles, Guildford 6.2 miles A3 / M25 (Junction 10) 7.5 miles, Heathrow Airport 25 miles (All distances and times are approximate)

Guildford 2-3 Eastgate Court, High Street Guildford GU1 3DE Tel: +44 1483 617 910 [email protected] knightfrank.co.uk Situation Knob Wood is situated in an enviable elevated Surrey Hills location in what is an idyllic and tranquil rural setting between West Horsley and Shere. In a secluded position yet a short drive from East Horsley and Shere, both prosperous villages providing excellent shops for day to day needs. Schools in the area include the Duke of Kent, Glenesk, St. Teresa’s in Effingham, St. John’s in Leatherhead, Ripley Court in Ripley and those in Guildford such as Tormead, Guildford High School, The Royal Grammar School and Lanesborough. The area is surrounded by beautiful countryside which is ideal for walking and riding enthusiasts including nearby Sheepleas and Ranmore Common. One of the many benefits is that nearby East Horsley has its own railway station which provides a service to London Waterloo taking approximately 50 minutes. The county town of Guildford is approximately 6 miles to the west and offers more comprehensive shopping, education and recreational facilities, as well as a main line railway station to London Waterloo taking approximately 30 minutes. Cobham is just 6 miles to the east providing excellent supermarket shopping with facilities at Waitrose and Sainsbury’s. Both Heathrow and Gatwick airports can be reached by the national motorway network accessed at the A3 (Wisley), providing access to the M25. Recreational facilities include the North Downs Way, golf at West Clandon and Effingham and racing at Epsom, Ascot and Sandown Park.

The Property Knob Wood offers almost 3000 sq ft of accommodation (including the attached garage) over two floors. The house has been well maintained and updated by our clients but now provides a superb opportunity for somebody to create an incredible country house in a truly stunning setting.

Reception Approximate Gross Internal Floor Area Main House: 2,864 sq ft / 266 sq m Bedroom Garage: 121 sq ft / 11 sq m Bathroom Total: 2,985 sq ft / 277 sq m This plan is for guidance only and must not be relied upon as a statement of fact. Kitchen/Utility Attention is drawn to the Important Notice on the last page of the text of the Particulars Storage Outside

GARAGE 14'4'' x 8'6'' (4.4 x 2.6m)

STUDY BEDROOM UTILITY 13' x 7'6'' 13'3'' x 13' ROOM (4.0 x 2.3m) (4.0 x 4.0m)

RECEPTION PRINCIPAL BEDROOM ROOM BEDROOM TERRACE 11'8'' x 9'3'' 23'10'' x 14' 14'3'' x 13'6'' (3.6 x 2.8m) (7.3 x 4.3m) (4.3 x 4.1m)

ENTRANCE KITCHEN HALL 16'11'' x 8'11'' (5.2 x 2.7m)

Ground Floor First Floor

SITTING ROOM BEDROOM 13'1'' x 12'3'' 13'1'' x 11' (4.0 x 3.7m) (4.0 x 3.4m)

Gardens & Grounds The house is approached from Shere Road into a gravel driveway with parking for numerous cars. The house faces south with the land gently falling away and provides beautiful views over the grounds, pond and mature trees.

Services We are advised by our client that the property has mains water, electricity and private drainage.

Viewing All viewings are strictly by prior appointment only with the agent.

Local Authority Guildford Borough Council – 01483 505050

Fixtures and fittings Only those mentioned in these sales particulars are included in the sale. All other items, such as fitted carpets, curtains, light fittings, garden ornaments etc., are specifically excluded but may be made available by separate negotiation.

EPC Rating Knob Wood E Directions (KT24 6ER) Head east from Guildford town centre on the A246 through Merrow, passing the turnings for West and East Clandon. In West Horsley at the Bell & Colvill roundabout, turn right into Shere Road and continue for 1.2 miles where Knob Wood will be found on the right hand side over the crest of the hill.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.” Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated January 2021. Photographs dated Autumn 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.