THE MONKS HOUSE, , , EAST , TN7 4BA A fine detached character home occupying gardens and grounds of almost 1/2 an acre beautifully located in a tucked away traffic free position affording spectacular far reaching rural views. This charming period house, with origins in the 1600’s, retains a wealth of period features and has been sympathetically extended and significantly improved by the current owner with accommodation extending to 2,850 sq.ft spanning two floors. The gardens and grounds are a particular feature extending to almost 1/2 an acre with a substantial terrace adjoining the rear of the property the remainder laid to rolling lawn flanked by thick natural hedging and mature trees and adjoining open fields to the rear. The well-presented and versatile accommodation comprises in brief on the ground floor an impressive reception hall, a ground floor shower room, a study/bedroom 5, a re-fitted kitchen/breakfast room with granite work surfaces and integrated double oven, dishwasher, freezer and ceramic hob, a separate dining room, a pleasant garden room, an impressive double aspect 20’4 x 14’6 sitting room with twin double doors opening to the terrace and gardens and a ground floor guest bedroom with en-suite bathroom (the guest bedroom, study, shower room and utility room could provide annex facilities if required). The first floor provides a stunning vaulted 30’11 x 16’7 triple aspect drawing room, a master bedroom with built-in wardrobes and en-suite shower room, two further double bedrooms both with en-suites and a family bath/shower room. Outside there is a private brick paved driveway providing parking for a number of vehicles and leading to a detached pitched roof double garage. There is an area of front garden with side pathways and gates giving access to the stunning rear gardens which offer total seclusion and extend to almost half an acre. To the front of the house there are breath-taking far reaching rural views across the neighbouring fields and rolling countryside. EPC Band F.

Oak front door with leaded light glazed insert into: RECEPTION SITTING ROOM: 20’11 x 14’6 leaded windows overlooking the BEDROOM 4: 14’7 x 13’5 double aspect room with leaded windows HALL: Impressive room with wood burning cast iron stove, exposed rear of the property, exposed beams and York fire place with overlooking the rear and the front of the property, inner hall way beams, staircase rising to the first floor landing. stone hearth, French doors leading to adjoining patio area, wall with built in wardrobes, exposed wood flooring, eaves storage, light points. door leading to formal drawing room, door into: GROUND FLOOR SHOWER ROOM: fitted with a matching white suite and comprising fully tiled enclosed corner shower unit with UTILITY ROOM: 12’8 x 7’6 comprising of side door, work surface with EN-SUITE SHOWER ROOM: fitted with matching suite and comprising wall mounted shower unit, low level WC, free standing wash basin cupboards above and below, single drainer with free standing fully tiled enclosed shower cubicle with wall mounted shower unit, with tiled surround, tiled flooring, heated towel rail. mixed tap, ample space for domestic appliances. low level WC, with free standing wash basin, floor to ceiling tiled surround, eaves storage and ladder style towel rail, extractor fan, STUDY/BEDROOM 5: 11’2 x 10’ latticed leaded windows overlooking GUEST BEDROOM: 17’9 x 17’5 leaded light bay fronted window spotlighting the front of the property. overlooking the front of the property with extensive views of the neighbouring countryside, built-in double wardrobes, door into: FAMILY BATH/SHOWER ROOM: 10’ x 6’11 beautifully re-fitted with DRAWING ROOM: 30’10 x 16’9 an impressive vaulted room with a modern white suite and comprising enclosed bath with chrome leaded light windows overlooking the front of the property with EN-SUITE BATH/SHOWER ROOM: 8’11 x 5’11 fitted with a matching mixer tap with telephone style handheld shower attachment, views of the rolling countryside beyond, part of the original property white suite and comprising enclosed bath with hand rails, chrome fully enclosed corner shower unit with wall mounted shower unit, with exposed oak beams, built in storage cupboard, door leading mixer tap with handheld shower attachment, low level WC, wash part tiled surround, low level WC, free standing wash basin with and stair case to the dining room. basin, floor to ceiling surround, towel rail, window to rear. tiled splash back, heated chrome towel rail, tiled flooring, leaded windows overlooking the front of the property, spotlighting. KITCHEN/BREAKFAST ROOM: 29’2 x 21’1 beautifully re-fitted with a From the reception hall a staircase rises to a FIRST FLOOR high gloss style range of units to eye and base level and comprising LANDING: leaded windows overlook the rear of the property,airing OUTSIDE one and half bowl stainless steel sink with drainer, free-standing cupboard housing lagged hot water cylinder and a separate mixer tap. Adjoining granite work surface with further cupboards built-in cupboard. REAR GARDENS beneath, additional work surfaces with a comprehensive range The rear gardens have been beautifully landscaped with a paved of units to eye and base level including deep pan drawers, built-in MASTER BEDROOM: 17’ x 14’9 an impressive double aspect room seating patio immediately adjoining the rear of the property, stainless steel double oven with cupboard above and below, four with leaded windows overlooking the rear and side of the property, steps and a paved pathway leading to rolling lawns flanked by ring ceramic hob with stainless steel extractor over and pan draws extensive range of built-in bedroom furniture, eaves storage, spot mature shrubs and plant beds, the property is enclosed with close below. Further work surfaces with units above and below, space for lighting, hatch giving access to loft space, door into: board fencing and hedge row, the garden looks out onto open microwave and further domestic appliances, leaded light latticed country side with mature plants. Pathway leads from front to back windows overlooking the front and side of the property, wood floor, EN-SUITE SHOWER ROOM: 8’6 x 6’7 fitted with matching suite and with gate. floor hatch leading to: comprising fully tiled enclosed corner shower cubicle with wall mounted shower unit, low level WC, with free standing wash basin, PRIVATE DRIVEWAY: the property is accessed by a shared private CELLAR: providing dry storage with light and power connected. floor to ceilings tiled walls, tiled flooring, leaded window overlooking driveway leading onto a private driveway. Brick bays provide the side of the property, shaving point, spotlighting parking for several vehicles and further parking along private SEPARATE DINING ROOM: 16’ x 13’2 double aspect room with driveway. There is a: DETACHED PITCHED ROOF DOUBLE GARAGE: leaded windows overlooking the side of the property, parquet BEDROOM 3: 15’9 x 14’5 leaded windows over the front of the with electric up and over doors. flooring with large inset brick fire place, storage cupboard housing property with extensive views of the neighbouring countryside, boiler, door and staircase leading to the drawing room. fitted double wardrobes, eaves storage, opaque glass door into: FRONT GARDEN: raised mature shrub bed with a brick paved courtyard with large circular seating area positioned to the front of GARDEN ROOM: 21’9 x 7’7 Glazed double doors opening to the EN-SUITE SHOWER ROOM: fitted with matching suite and comprising the building, with far reaching views over neighbouring countryside terrace and gardens, leaded light windows to rear and side, fully tiled enclosed shower cubicle with wall mounted shower unit, and side pathway giving access front to rear. tiled flooring. low level WC, with free standing wash basin, leaded window overlooking the side of the property, eaves storage.

All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. LOCATION The Monks House is pleasantly positioned in a quiet and tucked away positon enjoying breath-taking far reaching rural views to the front forming part of this highly desirable village which offers a charming public house, picturesque church and a sought after primary school. The area is well served with a vast array of foot and bridle paths linking with the neighbouring districts providing scenic walks. In the addition, the stunning 6,500 acre , the inspiration behind A.A Milnes’ Winnie The Pooh books is also very nearby. The neighbouring villages of Hartfield (1.5 miles) and (3.5 miles) provide a good range of public facilities and a general store together with further primary schools and doctor surgeries. The larger town of offers a comprehensive range of shopping facilities and supermarkets including a Waitrose as well as Jarvis Brook railway station providing swift rail services to (approx. 63 mins). The Spa town of with its theatres, shopping and leisure complex is within a short driving distance as are Brighton city and . The area is renowned for its quality schooling in both the private and state sectors, nearby public schools include Tonbridge and Sevenoaks, Holmewood house preparatory school at Langton Green, Beechwood, The Mead and St Leonards girls’ school at Mayfield.

DIRECTIONS From Groombridge proceed onto the Withyam Road, passing the Dorset Arms Public House on the left hand side, take the next turning on the left sign posted to Withyam Church, just before the narrow bridge. Proceed up this sweeping driveway and The Monks House can be found on the left hand side just passed the rectory.

VIEWING STRICTLY BY APPOINTMENT WITH MANSELL McTAGGART CALL 01892 662 668

PROPERTY MISDESCRIPTIONS ACT 1991 - Although every care has been taken in the production of these sales particulars prospective purchasers should note: 1. All measurements are approximate. 2. Services to the property, appliances, fixtures and fittings included in the sale are believed to be in working order (though they have not been checked). 3. Prospective purchasers are advised to arrange their own tests and/or surveys before proceeding with a purchase. 4. The agents have not checked the deeds to verify the boundaries. Intending purchasers should satisfy themselves via their solicitors as to the actual boundaries of the property. www.mansellmctaggart.co.uk The Cross, Crowborough, , TN6 2SJ Offices Throughout Sussex Tel 01892 662 668 and Park Lane Mayfair