• Charming Period Cottage • Private Lane Location • 1.7 Acres with Paddock • Three Bedrooms • One Bed Annexe • Original Features • South Facing Garden • Garage & Parking

FREEHOLD

£539,950 b 64 BedroomBEDROOM R 42 ReceptionRECEPTION B 43 BATHROOMBathroom C 31 GarageGARAGE S 4,035168 SQ SQ M FT

TUDOR COTTAGE, HUMPHREYS FARM, GUESTLING, EAST , TN35 4HJ HUMPHREYS FARM, GUESTLING DECPETIVE PERIOD COTTAGE

ROOM DIMENSIONS Bedroom Three Entrance Lobby 17'2 x 8'1 (5.23m x 2.46m) Reception Hall Store/Office 18'3 x 8'0 (5.56m x 2.44m) Sitting Room 16'9 x 11'8 (5.11m x 3.56m) Annexe Kitchen/Breakfast Lounge Room 12'7 x 9'4 (3.84m x 2.84m) 19'2 x 8'6 (5.84m x 2.59m) Kitchen Bathroom/W.C 10'4 x 4'9 (3.15m x 1.45m) 9'7 x 7'5 (2.92m x 2.26m) Bedroom First Floor Landing 11'4 x 8'8 (3.45m x 2.64m) 12'0 x 6'0 (3.66m x 1.83m) Bathroom Bedroom One Off Road Parking 18'0 x 11'0 (5.49m x 3.35m) Garage/Store En-suite Shower Room Rear Garden En-suite W.C Paddock Bedroom Two Stable Block 12'0 x 11'7 (3.66m x 3.53m)

Please note that we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and accordingly if there are any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. HUMPHREYS FARM GUESTLING

DECPETIVE PERIOD COTTAGE

DESCRIPTION Set back from Friars Hill and approached via a private lane this charming and deceptive period cottage is tucked away and set within a plot of approximately 1.7 acres. It is believed that the property is approximately 500 years old and retains many features including exposed beams, exposed brick & tiled elevations, working Inglenook fireplace, low ceilings & doorways, enjoys a south facing garden with an adjoining paddock with rear stable block and therefore ideal for keeping horses. The property provides accommodation to include a dual aspect sitting room, a 19'2 x 8'6 kitchen/breakfast room with Esse solid fuel Range cooker, a downstairs family bathroom/w.c, three double bedrooms to the first floor with the master bedroom benefitting from an en-suite w.c & shower room and with bedroom three (flying Freehold). In addition there is a separate one bedroom annexe with modern kitchen & bathroom, off road parking to the front and a garage/store. There is solid fuel & electric heating and septic tank drainage. Early inspection is considered essential to secure a period property in this sought after semi rural location. TUDOR COTTAGE, HUMPHREYS FARM, GUESTLING, , TN35 4HJ DECPETIVE PERIOD COTTAGE

Energy Performance Certificate

Tudor Cottage Dwelling type: Semi-detached house Friars Hill Date of assessment: 03 August 2010 Guestling Date of certificate: 04 August 2010 Reference number: 8250-6528-7420-9867-9906 TN35 4HJ Type of assessment: RdSAP, existing dwelling Total floor area: 168 m² This home’s performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ) emissions. 2

Energy Efficiency Rating Environmental Impact (CO2 ) Rating

The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home's impact on the environment in terms of the more energy efficient the home is and the carbon dioxide (CO 2) emissions. The higher the lower the fuel bills are likely to be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2 ) emmissions and fuel costs of this home

Current Potential Energy use 551 kWh/m² per year 503 kWh/m² per year Carbon dioxide emissions 2.6 tonnes per year 2.4 tonnes per year Lighting £145 per year £145 per year Heating £2564 per year £2295 per year Hot water £403 per year £403 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures. Remember to look for the energy saving recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

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Just Country Property, 55 Waites Lane, Fairlight, East Sussex TN35 4AX Tel: 01424 812555 . Email: [email protected] www.justproperty.net