Lees Cottage The Green, , , TN12 7JU Lees Cottage • Entrance Hallway • Utility Room • Detached Two Bedroom A superb village house with an ancillary two bedroom detached lodge situated • Drawing Room • Two Ensuite Bedrooms Lodge with open plan Kitchen just off The Green in Matfield presented in excellent condition throughout and • Kitchen Breakfast Room • Two further Double Bedrooms Breakfast Room and Family set in beautifully landscaped gardens backing onto fields. Tunbridge Wells and • Sitting room & Study • Family Bathroom Bathroom • Garden Room • Landscaped Gardens and mainline stations 5.6 miles and 2.8 miles respectively. • Conservatory Grounds (approx 1.3 acres) • Second Study • Double Garage and Carport AMENITIES Lees Cottage enjoys a delightful position set back from the village green in Matfield lies in the heart of Kent, in the High Weald Area of Outstanding Natural Beauty, and has a number of popular inns, a village hall and butcher. Paddock Wood main line station with services to London Charing Cross is 2.8 miles distant. Tunbridge Wells is about 5 miles to the west with a further main line station and a comprehensive range of shopping and recreational facilities. State and primary schools within the area include and Matfield Primary School, and Sevenoaks Schools, Marlborough House at and Dulwich at Cranbrook, together with grammar schools in Tunbridge Wells and Tonbridge. DESCRIPTION Lees Cottage is a very well presented village house with external elevations of weatherboarding and brick all under a tiled roof. The house offers flexible living arrangements on the ground floor which include:

• Drawing room opening into a stunning garden room with folding doors leading onto the rear terrace and views of the garden and pond. • Sitting/Family room with study area and second study/dining room. • Large Kitchen Breakfast Room opening into a Hardwood conservatory. • Master Bedroom Suite with Dressing Room and En suite Shower Room. • Guest Suite with En suite Shower and Bath and two Further Double Bedrooms.

Within the grounds is a detached timber frame lodge with two bedrooms and a large vaulted open plan kitchen breakfast and sitting room, family shower room and WC. The central heating is provided by an air source heat pump.

OUTSIDE Lees Cottage is approached over its own driveway culminating in a parking and turning area giving access to the double bay cart lodge and garages. The gardens and grounds of Lees Cottage are a particular feature with landscaped lawns and terraces, mature specimen trees, shrubs and borders, a pond and gravelled path leading to a small artists studio and terraces. DIRECTIONS With the Wheelwrights Arms on your left turn in and proceed with The Green on your right hand side. Proceed past the cricket pavilion and at the triangle take the left fork and the entrance to Lees Cottage will be directly in front.

Additional Information:

Local Authority Tunbridge Wells 01892 526121 www.tunbridgewells.gov.uk

Services Private drainage, Oil fired central heating, electricity and water. (Not checked or tested) Air source heat pump for The Lodge.

Links www.environment-agency.gov.uk, www.highways.gov.uk, www.caa.co.uk, www.landregistry-gov.uk

Tenure Freehold. Land Registry Title Number: K483381 Agents Note There is a right of access for the neighbour to the field behind Lees Cottage

REGION £1,750,000

VIEWINGS For an appointment to view please contact our Tunbridge Wells Office, telephone 01892 512020

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]

Lees Cottage, The Green, Matfield, Tonbridge, TN12 7JU APPROX. GROSS INTERNAL FLOOR AREA 4115 SQ FT 382.2 SQ METRES (EXCLUDES RESTRICTED HEAD HEIGHT / GARAGES / CAR PORT & BOILER ROOM & INCLUDES COTTAGE) Denotes restricted head height WC

Bedroom 1 13'3 (4.04) max x 8'4 (2.54) max Kitchen / Sitting Room Bedroom 4 23'6 (7.16) max 12'3 (3.73) max Dressing x 9' (2.74) max Room x 17'11 (5.46) max Bedroom 3 12'7 (3.84) Bedroom 2 x 12'7 (3.84) Eaves 11'1 (3.38) min x 9'1 (2.77)

COTTAGE

Bedroom 2 15'10 (4.83) x Bedroom 1 11'11 (3.63) max 19'3 (5.87) min Down x 15'9 (4.80) min NOTE: Drawing Room Study 2 Boiler Sun Room 25'6 (7.77) max Room Batcheller Monkhouse give notice that: 19'7 (5.97) max 15'10 (4.83) into bay x 15'10 (4.83) into bay x 12'2 (3.71) max Utility x 13'6 (4.11) max 1. These particulars including text, FIRST FLOOR photographs and any plans are for the guidance of prospective purchasers only and should not be relied upon as statements

Up of fact; 2. The particulars do not constitute any part of a Contract; 3. Any description provided herein represents a subjective Kitchen / Conservatory opinion and should not be construed as Study Sitting Room Breakfast Room 14'2 (4.32) statements of fact; 4. A detailed survey has 24'7 (7.49) max 10'2 (3.10) 15'10 (4.83 ) x Entrance x 10'9 (3.28) x 9'2 (2.79) 11'10 (3.61) max x 15'11 (4.85) max not been carried out, nor have any services, Hall appliances or specific fittings been tested; Garage Garage Car Port 5. All measurements and distances are Not Measured Not Measured approximate; 6. We strongly advise that GROUND FLOOR a prospective purchaser should contact the agent to check any information which Porch is of particular importance, particularly for anyone who will be travelling some distance to view the property; 7. Where there is reference to planning permission or potential, such information is given in 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, good faith. Purchasers should make their 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. own enquiries of the relevant authority; 8. Any fixtures & fittings not mentioned in the Copyright nichecom.co.uk 2017 Produced for Batcheller Monkhouse REF : 188999 sales particulars are excluded from the sale, but various items may be available, subject to separate negotiation.

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