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" Situated on a lane connecting the main village of Ripe to the A27. The property looks to countryside to the front and rear and is thus considered a rural position. Firle is a stunning village, approximately one mile from the property is the historic Firle Place and the highly popular Ram Inn with cricket ground behind, and an excellent Post Office store and community caf?. Ripe and Laughton village facilities are also close by. Lewes is some 5 miles distant with its historic core, individual shops and three superstores as well as Lewes Railway Station (London Victoria 1 hour & London Bridge). Glynde Railway Station is just over one mile, connecting to Lewes and on to London.

A charming period double-fronted cottage with fine views and attractive gardens. The property has three reception spaces with an additional farmhouse kitchen/breakfast room with Aga. The first floor has three good size bedrooms and a modern white bathroom. The property has parking and a garage, together with well-established front and rear gardens including mature fruit trees and Magnolia, and with particularly attractive seating areas. The garden has wonderful views backing onto farmland, and the family have used the section of field immediately to the rear over the years. The cottage has upvc double glazed windows and oil fired central heating.

Energy Efficiency Rating Band: tba

THE ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

FIRST FLOOR

LANDING
Hatch to insulated roof space. Exposed and stained floorboards. Double airing cupboard with pre-lagged copper hot water tank, immersion heater and slatted shelves over.

MASTER BEDROOM 1
15`4 x 12`1 (4.69m x 3.68m). Double aspect room with upvc double glazed windows to front and rear with superb countryside views both to the west over the lane through trees to open fields and over fields to the South Downs to the east. Double radiator with thermostat. Wardrobe recess. Panelled latch door.

BEDROOM 2 (?L` shaped)
16`3 x 10`5 (4.97m x 3.20m). Double aspect room with upvc double glazed windows looking south to the South Downs and 2 double casement windows over open fields to the east. Wood dado panelling. Double radiator. Smoke alarm. Pine architrave and panelled latch door.

BEDROOM 3 (?L` shaped)
11`3 x 8`3 (3.44m x 2.53m). Upvc double glazed windows looking west through woodland over open fields. Radiator. Recessed area with fitted shelves and low desk top. Double wardrobe cupboard with panelled door, shelves and hanging rail. Smoke alarm. Wall light. Panelled latch door.

BATHROOM
9`10 x 6`6 (3.05m x 2.01m). Upvc double glazed casement window overlooking countryside to the west. Wooden panelled steel bath with mixer taps and shower attachment. New Team 1000 electric shower with folding shower screen. Tiled recess with mirror. Fitted shelves. Wash basin within counter top with space and plumbing for washing machine and storage space under. Fitted mirror with tiled surround. Low level w.c. 2 Radiators. Recessed spotlights. Extractor fan.

GROUND FLOOR

ENTRANCE PORCH
Double glazed entrance door and upvc double glazed windows with triple aspect to front west facing garden. Terracotta tiled floor.

ENTRANCE HALL
Fitted shelves. Cloaks hanging space. Double radiator. Wood parquet flooring. Spotlighting. Double pine doors to:-

SITTING ROOM
15`1 x 13`2 (4.60m x 4.02m). Upvc double glazed casement window to the front garden. Wood parquet flooring. 2 Wall lights. Spotlighting. Fitted desk top with shelves over, under and to side. Fitted bookshelves. TV point. Double radiator.



DINING ROOM/SECOND RECEPTION ROOM
16`2 x 12`10 (4.93m x 3.96m) including open staircase. Upvc double glazed casement window to front garden. Wood parquet flooring. Feature fireplace with slate frontice and hearth and pine mantle and wooden trim. 2-Door understairs cupboard. Radiator. Wall light point. Fitted bookshelves. Pine tread staircase to first floor. Panelled latch door.

KITCHEN/BREAKFAST ROOM
16` x 10`4 (4.88m x 3.17m). Upvc double glazed window looking to the rear garden. Oil fired Aga for cooking and hot water, 2 hot plates and 2 ovens. Ceramic tiled splashback. Slate worktop with wooden trim, cupboard under and space for fridge/freezer. Range of wall cupboards. Butlers sink with lever taps and solid wood worktop and grooved drainer. Wicker pull-out basket and cupboards under. Space and plumbing for dishwasher. Camray Quartet oil fired boiler. Recessed spotlighting. Italian floor tiling. Recess for tall fridge/freezer and cupboard over. Exposed ceiling beam. Breakfast area with room for table. Upvc double glazed door to rear garden. Double glazed wood double doors to:-

CONSERVATORY/FAMILY ROOM
15`2 x 9`8 (4.63m x 2.98m). Superb single slope glazed roof with double glazed panels. Full height window to south and east over garden. Double glazed doors to garden and to kitchen. Upvc double glazed door to sitting room. Italian tiled floor. Tiled sill. Spotlighting.

OUTSIDE

FRONT GARDEN
Driveway leading to path, side garden and entrance porch. Wooden gate and railings to front boundary with path to front entrance porch with lawned garden to each side and flower borders, seating area for afternoon sun. Silver Birch, creeping Rose and Mulberry tree.

REAR GARDEN
South-east facing garden with superb pergola over half-circular seating area with established Grape Vine and brick step to lawned garden, flower and shrub beds. Modern oil tank on stand with wooden shuttering. Seating area with mature Fig, Victorian Plum, Cherry and Medlar fruit trees, and also a Magnolia tree. Tree style house. Chicken coop. Pathway to side area and garage. Wrought iron gate to front garden. Post and rail rear boundary fence and wooden gate to rear with grass verge and wooden bridge to farmland and open fields.

GARAGE
18`9 x 10`5 (5.76m x 3.20m) with up-and-over door. Power and lighting. Fitted shelves. Side courtesy door.






Notice
THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are connected, in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor and/or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. A Buyer must check the availability of any property and make an appointment to view before embarking on any journey to see a property. You are advised that this firm operates a Complaints Policy which is available on request.

DATA PROTECTION ACT 1998
Please note that all personal information provided by customers wishing to receive information and/or services from the estate agent will be processed by the estate agent for the purpose of providing services associated with the business of an estate agent and for the additional purposes set out in the privacy policy but specifically excluding mailings or promotions by a third party. If you do not wish your personal information to be used for any of these purposes, please notify your estate agent.

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