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" A deceptively spacious and secluded semi detached property situated in a rural hamlet on the outskirts of Lyminge village. The accommodation comprises; ground floor - storm porch, reception hall/studio space, living room, dining room, kitchen/breakfast room, utility/boot room and WC. First floor - five bedrooms and bathroom and a useful attic room to the second floor. Outside; gravel driveway and large double garage with studio room above. There are gardens to the rear, terraced to three levels with large upper level kept as a meadow with stunning countryside views. This property has been extended over the years and offers spacious accommodation which can be used in many different ways to suit. EPC RATING = E

Situation : A delightful semi detached set in a hamlet on the outskirts of Lyminge village. Lyminge is the largest of the villages in the picturesque Elham Valley. The village is well placed for the Historic City of Canterbury, 12 miles to the north and Coastal heritage town of Folkestone 7 miles to the south. It is also surrounded by countryside and there are many attractive walks and rides immediately to hand. The village amenities include; a Post Office, preschool and primary School, Doctors Surgeries, Village shop and library as well as a wide range of village based clubs and societies that run events throughout the year. Lyminge primary school has been classed by Ofsted as 'outstanding' in December 2011. Lyminge is on the Elham Valley road which provides good road access to Canterbury and Folkestone along with access to the M20 motorway. There is also an excellent bus service between these two towns via several of the surrounding villages 7 days a week. The nearest mainline station at Folkestone West, 6 miles, which provides high-speed trains to London in around 1 hour and local domestic services. The continent is also within easy reach with the Channel Tunnel Terminal being only 4 miles away, Ashford International Train Station 14 miles and the Port of Dover also 14 miles. All the surrounding towns offer a choice of both state and private education along with further education facilities including the University of Kent, Kent College and Christchurch University.

The accommodation comprises

Ground floor

Storm porch : Solid wood panel entrance door to;

Reception hall/studio space : Dual aspect Double glazed casement window to the side Double glazed French doors to patio and garden beyond Blocked off archway leading to kitchen Tiled flooring Letter box in the wall Radiator This room is currently used as an Artist studio This room could be used as a home office Archway leading to;

Dining room : 15'0" x 14'8" (4.57m x 4.47m) , Side aspect Double glazed casement window Wooden open back staircase to first floor Electric meter cupboard Radiator Part glazed panelled door leading to;

Living room : 14'6" x 13'11" (4.42m x 4.24m) , Dual aspect Double glazed casement windows to front and side overlooking the front garden Multi fuel stove with flue and hearth TV aerial Ceiling beams Radiator

Kitchen/breakfast room : 15'9" x 11'1" (4.80m x 3.38m) , Rear aspect Double glazed casement window overlooking the rear garden A range of wood fronted kitchen units Base units comprising cupboards and drawers Work surface incorporating circular sink with circular drainer with mixer tap Fitted electric oven Four ring ceramic hob Double extract canopy with fan and light Matching wall cabinets with glass fronted display cabinets Tiled flooring Space and plumbing for dishwasher Space for American style large fridge freezer Splash back wall tiling Breakfast bar Radiator Door to;

Utility/boot room : 10'10" x 5'8" (3.30m x 1.73m) and 5'8" x 4'2" (1.73m x 1.27m) , Double glazed casement window to side Glass blocks to window space giving light Stable door leading to patio Attractive quarry tiling Floor mounted oil boiler Butler sink Space and plumbing for washing machine Space for tumble dryer Door to;

WC : Low level WC

First floor

Landing : Attractive wooden balustrade Large airing cupboard with water cylinder and storage space (this is a flying Freehold over next door property) Attractive wood panelled doors leading to;

Master bedroom : 14'1" x 13'3" (4.29m x 4.04m) at widest points , Dual aspect Double glazed casement windows to side and front overlooking the gardens Alcove with exposed chimney flue coming up from the living room providing extra heat when in use Radiator

Bedroom two : 10'3" x 8'5" (3.12m x 2.57m) , Side aspect Double glazed casement window Radiator

Bedroom three : 11'2" x 8'5" (3.40m x 2.57m) , Rear aspect Double glazed casement window overlooking the garden

Bedroom four : 10'9" x 7'2" (3.28m x 2.18m) , Rear aspect Double glazed casement window overlooking garden and far reaching countryside views Alcove for placing bookshelves Radiator

Bedroom five : 10'9" x 7'4" (3.28m x 2.24m) at widest points , Front aspect Double glazed casement window Radiator

Bathroom : Opaque double glazed casement window to the rear A white suite comprising; low level WC, two wash hand basins, corner bath and glazed enclosed shower cubicle with mains shower Wall tiling Extractor fan Heated towel rail

From Landing door and staircase leading to:

Attic room : 30'4" x 8'2" (9.25m x 2.49m) some restricted head height , A very useful attic room which runs the length of the property Circular window to the rear Hatch to loft storage with light and boarding.

Outside

Front : Established borders and large trees including laurel hedge and evergreen trees Lawn area Block paved path leading to storm porch Outside lights Picket fence to the front

Driveway : A gravel driveway with parking for two vehicles Brick retaining wall to one side Steps leading to front path Driveway leads to;

Double detached garage/workshop : 24'7" x 19'3" (7.49m x 5.87m) , Large double width wooden doors to the front Personal door to the side and window Power points and lighting Water tap (not tested) This garage makes a fantastic workshop, storage space, games room or for parking vehicles Subject to consents being granted this building could be converted into a separate annexe

Studio room

(above garage) : 19'7" x 9'8" (5.97m x 2.95m) some restricted head height , To the rear of the garage there are wooden steps leading to a decked platform with door into Studio Power and light Sloped ceiling to both sides.

Grounds and gardens : Undoubtedly a main feature of this home are the rural gardens to the rear and side To the rear of the property there is a large patio area and decking Outside lights Gravel path to side with retaining wall Established borders of shrubs, flowers and small trees Secluded area with oil tank and garden storage Steps leading up to a terraced area laid to lawn with further borders and small trees and access to the Studio above the garage Further up the bank the garden opens out to a large level area of garden surrounded by mature trees, kept like a meadow with wild flowers the garden is on three main levels and offers different areas to sit and enjoy the garden and from the upper level there are stunning views over the surrounding countryside.

Services : There is a Septic Tank shared with next door neighbour. We are informed by the Vendor's that the cost of empting is a split of 2/3 of the total for 2 Rose Cottage and 1/3 to 1 Rose Cottage.

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