Gate Cottage Hammer Lane, , , East , TN21 9HF GATE COTTAGE • Hall • Bathroom • Pretty Garden • Cloak/Shower Room • Study Area • In all about 0.22 of An appealing detached character cottage, set within a pretty garden, with • Sitting Room Outside: an acre a range of useful outbuildings, two loose boxes and situated in a quiet rural • Kitchen with adjoining Breakfast/ • Office/Playroom Family Room • Garage stretch of countryside. In all about 0.22 of an acre. • 3 Bedrooms (1 inter- • Garden Store communicating and currently used • Summer House as a Dressing Room) • 2 Loose Boxes AMENITIES Gate Cottage is situated in an unspoilt stretch of countryside designated as an Area of Outstanding Natural Beauty and benefiting from a network of footpaths and bridle paths. Vines Cross is a small hamlet with The Brewers Arms public house, a motor repair garage and two farm shops. The larger village of Horam is about 2.7 miles with a good selection of local shops, whilst the pretty village of is some 2.5 miles. The town of Heathfield is some 4.5 miles. Tunbridge Wells, Lewes and Eastbourne are 17.8, 16.4 and 13.9 miles respectively. Stonegate station (London Bridge/Charing Cross) is about 10.7 miles. State and private schools within reach include Punnetts Town and Maynards Green primary schools; Heathfield Community College; Bede’s at Upper Dicker; and Moira House and St Andrew’s at Eastbourne.

DESCRIPTION Gate Cottage is a detached character cottage, the elevations being brick, colour-washed beneath a tiled roof. There is oil-fired central heating and it is partly double glazed. The main features are: • Front door to enclosed porch and door to hall with cloak/shower room to one side. • The sitting room is a bright room with a wood burner recessed in an inglenook fireplace. • The fitted kitchen has a back door to the garden and a recently- fitted oil-fired Rayburn for cooking, hot water and heating. • Immediately adjacent is the breakfast/family room also having doors to the garden/parking area. • The first floor has a landing providing access to three bedrooms, one of which is currently used as a dressing room. • There is a good sized family bathroom and small but useful study area. OUTSIDE Double gates open onto a block paved parking area with space for several cars. There is a single garage and an adjacent office/playroom with attached store room. The garden is hedge enclosed and largely laid to lawn. Close to the house is an attractive and secluded paved sitting out area with an adjacent ornamental pond. A gate provides access to a second area of garden with, at the far end, a stable block with two loose boxes and a hay store beyond. NOTE: The vendor currently rents an adjacent field which may be available to rent by separate negotiation. In all about 0.22 of an acre.

DIRECTIONS From the centre of Vines Cross by The Brewers Arms public house, take the road signposted to Cowbeech and Rushlake Green and continue for about 1.2 miles, and on reaching a T-junction turn right, signposted Cowbeech and . Gate Cottage will then be found in a further 0.2 of a mile on the left hand side, opposite a letter box. Additional Information: Local Authority: Council. Tel: 01892 602010 www.wealden.gov.uk Services: Mains electricity and water (not checked or tested) No mains gas or connection to mains drainage Links: www.environment-agency.gov.uk, www.highways.gov.uk, www.caa.co.uk, www.landregistry.gov.uk Tenure: Freehold. Land Registry Title Number ESX96116

PRICE GUIDE £475,000 - £500,000 VIEWINGS For an appointment to view please contact our Battle Office, telephone 01424 775577

Battle Haywards Heath Pulborough Tunbridge Wells London 01424 775577 01444 453181 01798 872081 01892 512020 Mayfair Office [email protected] [email protected] [email protected] [email protected] [email protected] Gate Cottage, Hammer Lane, Vines Cross, Heathfield, TN21 9HF APPROX. GROSS INTERNAL FLOOR AREA 1281 SQ FT 119 SQ METRES (EXCLUDES GARAGE & OUTBUILDING)

Store Office / Playroom 9'2 (2.79) 9'5 (2.87) NOTE: x 5'6 (1.68) x 9'2 (2.79) Batcheller Monkhouse give notice that: 1. These particulars including text, photographs and any plans are for the guidance of prospective purchasers OUTBUILDING only and should not be relied upon as statements of fact; 2. The particulars do not constitute any Sitting Room Bedroom 2 part of a Contract; 13' (3.96) max 12'4 (3.76) x 12'5 (3.78) max Dressing x 11'10 (3.61) 3. Any description provided herein Bedroom 1 Room / represents a subjective opinion and should 11'4 (3.45) Bedroom 3 not be construed as statements of fact; x 9'10 (3.00) 9'10 (3.00) x 6'11 (2.11) 4. A detailed survey has not been carried Breakfast / Family Room out, nor have any services, appliances or Garage 15'10 (4.83) 14'9 (4.50) Kitchen specific fittings been tested; x 11'4 (3.45) 20'6 (6.25) x 9'2 (2.79) 5. All measurements and distances are x 7'5 (2.26) Study approximate; Up Area 6. We strongly advise that a prospective Down purchaser should contact the agent to check any information which is of particular importance, particularly for anyone who will be travelling some distance to view the GROUND FLOOR FIRST FLOOR property; 7. Where there is reference to planning permission or potential, such information is given in good faith. Purchasers should make their own enquiries of the relevant authority; 8. Any fixtures & fittings not mentioned in the sales particulars are excluded from the sale, but various items may be available, 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, subject to separate negotiation. 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 2015 Produced for Batcheller Monkhouse REF : 29189

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