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" AFFORDING A HOST OF CHARACTER FEATURES, THIS SPACIOUS EDWARDIAN SEMI-DETACHED HOUSE WITH 80FT SOUTH FACING REAR GARDEN, IS SET CLOSE TO THE CENTRE OF THIS POPULAR VILLAGE

VIEWING By appointment with Bracketts. SITUATION Set within a residential cul-de-sac that affords access to various amenities within this popular village which include St Thomas's Primary School, day to day shopping facilities, bus services and Doctor's Surgery all within half a mile, together with foot and bridle paths accessing the neighbouring countryside. Groombridge is equi distant (about 5 miles) from Tunbridge Wells and Crowborough, the former of which affords extensive shopping and cultural amenities and about 3 miles from Eridge railway station which provides commuter services to London Bridge and London Victoria in about 60 minutes minimum. TO BE SOLD Recommended for internal inspection this SPACIOUS AND WELL PRESENTED BAY FRONTED EDWARDIAN HOME constructed in facing brick with a gabled feature to the front elevation under a pitched tiled roof. The property has double glazed windows and gas fired central heating and the current owner has made a number of attractive alterations which include the provision of a new bathroom suite and kitchen fittings which blend well with the original character features. The accommodation is arranged as follows: GROUND FLOOR Storm porch with outside light and tiled floor, front door with glazed inserts to HALLWAY with timber flooring, radiator, stairs to first floor, thermostat for central heating, telephone point. CLOAKROOM/WC Set beneath the staircase, low flush WC, corner wash basin with generous tiled splashback, shelf, light, extractor and low level cupboard housing the electric consumer unit. SITTING ROOM 4.60m(15'1'') x 4.45m(14'7'') Square bay to the front with double radiator beneath, second double radiator, laminate flooring, fireplace with timber surround, mantel, tiled hearth and insert and open flue. Picture rail, two wall light points and TV point. DINING ROOM 3.66m(12'0'') x 3.58m(11'9'') Glazed door and full height window to rear, double radiator, picture rail, fitted cupboard to one alcove with book/display shelving above, continuation of timber flooring from the hallway. KITCHEN/BREAKFAST ROOM 4.32m(14'2'') x 3.66m(12'0'') Central chimney recess with a New World range-style dual fuel cooker, areas of work surface to either side, base units and generous tiled splashbacks, eye level cupboards concealing over worktop lighting, cupboard concealing Potterton wall mounted gas-fired boiler. Further L-shaped work top incorporating single drainer stainless steel sink, base units and integrated dishwasher, space and plumbing for washing machine and fridge, further eye level cupboards with over worktop lighting, tiled floor, twin aspects with window to side and glazed double doors to rear garden. FIRST FLOOR LANDING Double doors to shelved airing cupboard housing lagged hot water cylinder, programmer and timer for heating and hot water. Stairs to second floor. MASTER BEDROOM 4.60m(15'1'') x 4.45m(14'7'') Square bay to front affording rooftop views towards Groombridge Hill, double radiator, pretty feature fireplace (non functional). Door to ENSUITE SHOWER with wash basin and tiled shower cubicle, window to front. * Door to ENSUITE WC with low flush suite.
* Agent's Note: This facility needs some updating and refurbishment. BEDROOM 2 3.66m(12'0'') x 3.58m(11'9'') Laminate flooring, window to rear, double radiator. BEDROOM 3 3.23m(10'7'') x 2.41m(7'11'') Window to rear, radiator beneath. BATHROOM 4.32m(14'2'') x 1.88m(6'2'') Recently installed white suite with chromed fittings comprising a curved shower bath with folding glazed screen, mixer taps and full height ceramic wall tiling, low flush WC, pedestal wash basin with mosaic tiled splashback, window to side, radiator and vinyl flooring. SECOND FLOOR LANDING Door to BEDROOM 4 5.36m(17'7'') x 3.51m(11'6'') (Dimensions are maximum into recess above stairwell with shelf features). Velux windows to front and rear. Low level door to a generous eaves storage area with insulation and light. OUTSIDE Retaining wall to the front and small area of garden. A gate to the side provides access to the REAR GARDEN which enjoys a southerly aspect and is approximately 80ft in depth. Immediately adjacent to the house is an L-shaped paved seating area which extends to the side and rear of the property with two outside lights and tap. The remainder of the rear garden has a pathway which extends to an area of lawn with an area of productive garden to the rear together with a timber shed. ROUTE TO VIEW From Tunbridge Wells proceed west on the A264 (East Grinstead road) through Langton Green. Proceed down Groombridge Hill on the B1120 towards the village and at the mini roundabout take the first exit (left) into Station Road. Turn first right (by the Post Office) into Corseley Road, then first right again into Meadow Road where No. 9 will be found on the left hand side. COUNCIL TAX Band C: ?1,417.90 p.a. (2010/11) FLOORPLAN PLAN: Dimensions are maximum unless stated - subject to copyright this plan is intended as a guide to layout only and must not be relied upon for any other purpose. Important Note:
Property Misdescriptions Act: BRACKETTS for themselves and for the vendors or lessors of this property whose agents they are, give notice that:
(i) These particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an offer or contract;
(ii) All dimensions, distances and areas are approximate, and references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each item.
(iii) No person in the employment of BRACKETTS has any authority to make or give representation or warranty whatsoever in relation to this property. VAT: Rents, Prices or any other charges quoted are exclusive of VAT, unless stated to the contrary.
(iv) Prospective purchasers or tenants are strongly recommended to satisfy themselves as to the working order of the main services, various electrical or gas appliances, plumbing, drainage, alarm or other systems or appliances. Whilst these may be mentioned in the particulars, they have not been tested by the Agents.
(v) Whilst we endeavour to make our sales/letting particulars as accurate and reliable as possible, if there is any point which is of particular importance to you please contact the agents and we will be pleased to check the information, particularly if you are proposing to travel some distance to view the property.
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