5 LOWER CROSS COTTAGES FLOAT LANE UDIMORE EAST TN31 6AT Price Guide: £290,000 Freehold

A SEMI DETACHED THREE BEDROOM HOUSE OCCUPYING AN ELEVATED POSITION SITUATED OFF A RURAL LANE WITH VIEWS ACROSS ADJOINING FARMLAND AND OVERLOOKING THE BREDE VALLEY.

ENTRANCE HALL │ LIVING/DINING ROOM │ STUDY │ KITCHEN│INNER HALLWAY │ UTILITY ROOM │REAR LOBBY │ CLOAKROOM │ FIRST FLOOR LANDING │ THREE BEDROOMS │FAMILY BATHROOM │ SEPARATE SHOWER ROOM │DOUBLE GLAZING │ OIL HEATING│

The property is found in the village of Udimore, set back from the road and backing onto farmland in the Brede Valley. To the east is the Ancient Town and Cinque Port of Rye renowned for its historical associations, medieval fortifications and fine period architecture with half timbered houses clustered around the Parish Church of St Mary the Virgin. As well as its charm and history, the town has a comprehensive range of shopping facilities and an active local community, with the arts being strongly represented. Rye Festival is held annually. From the town there are train services to and to Ashford with connections to and to Paris/Lille/Brussels via the Channel Tunnel. A high speed service between London St. Pancras and Ashford has been introduced, reducing the journey time to about 37 minutes. The M20 may be joined at Ashford. Sporting facilities in the area include golf at Rye, Cooden and , sailing on the south coast and many fine countryside walks. Other local towns include Tenterden with its treelined High Street, Battle with its historic Abbey and Hastings with its seaside promenade and Priory Meadow shopping centre.

Forming a semi-detached house of brick elevations beneath a pitched tiled roof benefiting from elevated rural position. In 2011 the property benefitted from extensive renovation including rewiring, new central heating, new sanitary ware and new kitchen. The loft space is considered suitable for conversion as has been carried out on several neighbouring properties (subject to the necessary planning permission and building regulations being obtained).

Accommodation comprises front door into entrance hall with stairs rising to first floor with cupboard under and window to front.

Living/Dining Room having an open fire with window to the rear and sliding glazed door out onto the rear garden with decking.

The study has a window to the rear.

The kitchen has a range of units incorporating a stainless steel double drainer sink unit, four ring electric hob with cooker under, wooden work surfaces, two windows to the front. Door through to an inner hallway with tiled flooring and door out to the front. Cloakroom comprises low level w.c with wash Bedroom 2 with window to the rear with built in hand basin. cupboard. Bedroom 3 with window to the rear The utility room houses an oil fire boiler, hot water with views and built in cupboard. cylinder, butler sink with adjoining worksurfaces, First floor has exposed floorboards throughout. plumbing and space for tumble dryer and washing Bedroom 1 has a window to the rear with views Bathroom comprising panelled bath with shower machine. Window to front. across the valley and two built in double attachment, pedestal wash hand basin, low level wardrobes. w.c, heated towel rail, window to rear, painted The rear lobby has double doors out onto the floorboards. garden and window to the side. Utility 7'8 (2.34) x 6'7 (2.01) Rear Lobby Separate shower room comprising corner shower cubicle, pedestal wash hand basin, heated towel rail and low level w.c.

Study 6'3 (1.91) x 5'5 (1.65) Bedroom 1 12'1 (3.68) Outside: Occupying a corner plot, the property x 9'5 (2.87) has both gardens to the front and rear which are fence enclosed and a gates leads through to a Kitchen 13'3 (4.04) min x 5'8 (1.73) min further area of garden which also backs onto farmland with far reaching views.

Bedroom 3 12'1 (3.68) Directions: Leaving Rye towards Broad Oak x 9'5 (2.87) Living / Dining Room 23'10 (7.26) max continue up Udimore Road leaving the town x 12'1 (3.68) max Down behind you, go past the Plough public house on Hall your left after approximately another 500 yards, turn left into Float Lane where the entrance to the Bedroom 2 15' (4.57) max x 9' (2.74) cottages will be found within a short distance on Up the right hand side.

GROUND FLOOR FIRST FLOOR

APPROX. GROSS INTERNAL FLOOR AREA 1252 SQ FT 116.3 SQ METRES 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 gui dance only and should not be relied on as a basis of valuation. Copyright nichecom.co.uk 2012 Produced for Phillips & Stubbs REF : 237467

Local Authority: Council Viewing: Strictly by appointment

Important notice 1. These particulars have been provided in good faith and, whilst we endeavour to make them accurate and reliable, if there are any points of particular importance to you please contact our office and we will make further enquiries on your behalf. Descriptions of the property are subjective and are used as an opinion not a statement of fact. These particulars do not form part of any offer or contract. 2. Any areas, measurements or distances are approximate 3. The text, photographs and plans are for guidance only and are not necessarily comprehensive. 4. It should not be assumed that the property has all necessary planning, building regulation or other consents regarding alterations. 5. Phillips and Stubbs have 47/49 Cinque Ports Street, Rye, , TN31 7AN not tested any services, equipment or facilities. Purchasers must satisfy 01797 227338 themselves by inspection or otherwise. 6. All contents, fixtures, fittings and electrical appliances are expressly excluded from the sale unless specifically [email protected] mentioned in the text of the sales particulars. 7. A wide angle lens has been used in the photography. P370

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