MORLEY FARM NORTHIAM, RYE, EAST

MORLEY FARM Beckley Road, Northiam, Rye, TN31 6JB

A Grade II Listed C15th farmhouse with a Georgian façade situated on the rural outskirts of the village, together with ancillary accommodation comprising a converted barn and detached cottage currently used as a holiday lets, all set in about 16 acres of garden and pasture and enjoying far reaching views.

Reception hall n Sitting room n Dining room n Study Kitchen/breakfast room n Laundry room n Cloakroom n Wine cellar 6/7 Bedrooms n 5 Bathrooms (3 en suite)

Detached one bedroom cottage n Detached converted barn comprising 2 bedroom cottage and separate one bedroom annexe with games room and workshop

Detached double garage n Ample off road parking for several vehicles Gardens and grounds of approaching 16 acres

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. The property is located on the rural outskirts of the village of Northiam which offers leisure facilities including bowls club, library and Great Dixter house and gardens. There is also a range of everyday shopping facilities as well as a parish church, doctor’s surgery, NHS Dentist, vets, private fitness gym, primary school and large sports hall for badminton, keep fit classes etc. More comprehensive facilities are available in (4 miles), where there is a family run supermarket, Battle (12 miles) and (7.5miles) with Waitrose & Tesco supermarkets and leisure centre. The Ancient Town and Cinque Port of Rye, renowned for its medieval fortifications and fine period architecture, is 8 miles. Main-line rail services into Charing Cross and Cannon Street can be found at Staplehurst (15 miles) and (8 miles) taking approximately one hour, 5minutes and 1hr, 20 minutes respectively. Ashford International (20 miles) provides Eurostar services to the Continent and a high speed service to London St Pancras in 37 minutes. There are excellent schools in the area in both the private and state sectors at all levels, including Ashford Grammar School, Homewood School Tenterden, Dulwich Prep in Cranbrook, Kings in , Claremont Prep and Senior Schools in , Vinehall in Robertsbridge, Marlborough House and St Ronan’s in Hawkhurst, B, Buckswood School in , Battle Abbey and Robertsbridge Community College. Local C of E primary schools include Beckley and Northiam. A fine Grade II Listed heavily timbered manor house believed to date from the 15th century, refronted in the eighteenth century with red brick and grey headers on the ground floor and curved tiles above all beneath a hipped peg tiled roof with a parapet. In addition to the main residence, the estate includes a two bedroom barn conversion and a detached cottage, both of which are currently used successfully for holidays lets. A panelled front door with a flat hood on brackets above opens into a spacious reception hall with a polished brick floor, exposed timber framing and a brick fireplace with a wood burning stove. The double aspect sitting room has a bay window to the rear with French windows opening onto the garden, exposed floorboards and timbers and an open fireplace with a stone surround with decorative spandrels and a carved Tudor rose. The heavily timbered dining room overlooks the front garden and has wide openings to the reception hall and kitchen.

The farmhouse kitchen, which has natural brick walls, exposed beams and an original polished brick floor, is fitted with an extensive range of cupboards and drawers together with a free-standing cupboard and dresser with shelving, Butler sink, Integrated fridge freezer and dishwasher, central island with cupboards and a 4 door oil AGA with two integrated hobs and 2 calor gas hobs. Steps lead down to a cellar with shelving and alcoves for wine storage. A rear lobby with a stable door to outside connects the laundry room (the original dairy). with an original brick floor, exposed beams and brickwork, tiled work surfaces with an inset sink, fitted cupboards and plumbing for washing machines. The study overlooks the rear garden and has a brick floor, cast iron fireplace and exposed beams. Adjacent is a lobby with a door to outside and access to a cloakroom with a corner wash basin and low level WC. On the first floor the master bedroom has exposed timber framing, exposed floorboards and a cast iron fireplace. Adjoining is a bathroom with period style fitments comprising a free standing claw foot bath, low level WC, pedestal wash basin and high level WC. Bedroom 2 has a brick fireplace and en suite facilities including a shower, wash basin and separate cloakroom. Bedroom 3 has exposed timber framing and an en suite shower room. Bedroom 4 overlooks the front garden. Adjacent is a family bathroom with modern fitments. On the second floor there are three rooms with vaulted ceilings and exposed timber framing, currently used as two additional bedrooms and a study, served by a second family bathroom. Outside: Set well back from the road sitting in approaching 16 acres, the Morley Farm is entered through a private gravel in-out driveway providing parking for several cars and giving access to a further parking area with an open front oak frame double garage. There are well-stocked cottage gardens to the front and rear with a sheltered paved terrace. An old garden wall divides a secondary area for use by the two cottages. Beyond are two fields with a water supply and field shelters. In addition, there are two cottages, which are currently used as holiday lets, presented to a very high standard and offering excellent accommodation. Hop Press Cottage has many original features including a hop sack holder, brick floors and exposed timbers. The accommodation comprises a triple aspect sitting room with a brick floor, open brick inglenook fireplace with a wood burner and a fitted kitchen. On the first floor there is a double bedroom with a vaulted ceiling and a bathroom with modern fitments. Firkin Barn retains original features including the original stable feeders, natural brick and stone work and exposed timber framing. The accommodation provides a double aspect sitting room with natural brick walls, oak framing and a fitted wood burner, together with a fitted kitchen beneath a vaulted ceiling and a cloakroom. On the first floor, there are two double bedrooms with contemporary en suite facilities. Adjoining Firkin Barn is a separate annexe on two floors currently comprising a games room/ gymnasium, cloakroom and workshop on the ground floor with a double bedroom and en suite bathroom on the first floor.

Services: Oil central heating. Private drainage. Mains water and electricity

Tenure: Freehold

Viewing: Strictly by appointment

Directions: Leaving Rye in a northerly direction along the A268, proceed through the village of Peasmarsh and turn left at the Four Oaks junction onto the B2088 Main Street. Continue through the village of Beckley and just after passing the Rose and Crown public house, bear left onto the B2165 signposted . Proceed for about one mile and the entrance leading to the property will then be seen on the right hand side. Access To Eaves

Kitchen 6'9 (2.06) Office x 6'1 (1.85) 24'3 (7.39) max x 9'10 (3.00)

Down

Access To Eaves Up Access To Sitting Room 19'5 (5.92) max Bedroom Bedroom 6 Eaves 15'2 (4.62) x 14'7 (4.45) 13' (3.96) x 11'11 (3.63) max x 8'7 (2.62) Utility 14'7 (4.45) Denotes restricted x 9'11 (3.02) head height COTTAGE GROUND FLOOR COTTAGE FIRST FLOOR Down

Down Bedroom 17'5 (5.31) max Bedroom 5 x 10'1 (3.07) max 15' (4.57) x 12'9 (3.89) Bedroom 4 Bedroom 2 Workshop Dining Room Kitchen 16'1 (4.90) 16'5 (5.00) 18'1 (5.51) max 16'1 (4.90) 15'9 (4.80) x 11'4 (3.45) x 11'11 (3.63) x 7'7 (2.31) x 14' (4.27) x 158 (4.78) Down Gym 28'7 (8.72) SECOND FLOOR x 16'5 (5.00)

Up Up Bedroom 3 Down Reception Hall 13'11 (4.24) Bedroom 16'11 (5.16) x 11'7 (3.53) 17'6 (5.33) x 14'9 (4.50) max Up x 13'7 (4.14) max

Study Landing 15'6 (4.72) x 7'5 (2.26)

Up Kitchen 14'6 (4.42) Living Room x 7'9 (2.36) Cellar Bedroom 1 16'4 (4.98) 17'6 (5.33) max Sitting Room 19'4 (5.89) into bay 14'7 (4.45) x 15'5 (4.70) Up Down x 15'7 (4.75) Bedroom 14'4 (4.37) x 14'6 (4.42) 13'1 (3.99) max x 10'7 (3.23) max

LOWER GROUND FLOOR GROUND FLOOR FIRST FLOOR ANNEXE GROUND FLOOR ANNEXE FIRST FLOOR

APPROX. GROSS INTERNAL FLOOR AREA 6070 SQ FT 563.9 SQ METRES (EXCLUDES RESTRICTED HEAD HEIGHT) Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows and rooms are approximate and no responsibility is taken for any error, omission or misstatement. These plans are for representation purposes only as defined by RICS Code of Measuring Practice and should be used as such by any prospective purchaser. Specifically no guarantee is given on the total square footage of the property if quoted on this plan. Any figure given is for initial guidance only and should not be relied on as a basis of valuation. Copyright nichecom.co.uk 2018 Produced for Phillips & Stubbs REF : 317631

Important Notice Phillps and Stubbs, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 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 and Phillps and Stubbs have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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