Shernfold Park, Frant

2 Bed Rural Retreat

Grade II Mansion House Setting

Long Lease, Share of Freehold

Private Entrance & Garage

Partially Walled Private Garden

Energy Efficiency Rating: N/A

OFFERS OVER £260,000

Flat 1, Shernfold Park, Tunbridge Wells, TN3 9DL

Set within the north wing of this imposing and sought after converted Grade II listed mansion, built around the mid 19th century is where you will find this most unusual and characterful two bedroom apartment with the benefit of its own entrance with direct access to a private well stocked garden. The property's other features include an impressive 22'8 open plan kitchen/dining/living room with Chinese slate flooring which continues through to the inner hallway and bedroom which is currently being used as a reading room. A bedroom has been converted from a former wine cellar. There is a uniquely styled shower room with walk in shower surrounded by marble walls and flooring and attractive tumbled quartz mosaics. Externally the private garden has several paved seating areas from which you can overlook the communal grounds of some 7 acres approximately (tbv), whilst parking is provided within an adjacent garage and parking space. As I am sure you will appreciate, this is a most unique property with a versatile accommodation layout only to be really appreciated by viewing internally which we recommend you do so at your earliest convenience. The accommodation comprises: Private entrance door with bevel edge glazed panels to: OPEN PLAN LIVING/KITCHEN/DINING: The kitchen area is fitted with a range of base units including a one and a half bowl single drainer sink unit, various work surfaces, fitted AEG electric oven, fitted Sharp microwave, fitted electric hob within a central island, peninsular quartz table mounted on a glass brick support, larder cupboard, Hotpoint chest freezer and Smeg fridge freezer, power points, recess cupboard housing the wall mounted combination gas fired boiler, window to front, Chinese slate flooring, open aspect to: Living space with further Chinese slate flooring, large screen TV and free Satellite dish plus DVD connection and built in 3 camera CCTV all connected and included, two windows to front, power points, two vertical radiators. Doorway to: BEDROOM: Chinese slate flooring, obscure glazed window to front, power points, built in treble wardrobe with sliding doors, fitted book shelving. INNER HALLWAY: Chinese slate flooring, two radiators, built in cupboard containing the fuse box and shelving. SPARE ROOM: This room was the kitchen before the property was reconfigured and has Chinese slate flooring, power points, plumbed in washer/dryer with work surface over, range of built in cupboards and extractor fan. SHOWER ROOM: Walk in shower area with plumbed in shower complete with hand and body sprays, glass wash hand basin with mixer taps set on a mosaic tiled surface mounted on glass bricks, low level wc with concealed cistern, mosaic tiled surface, electric towel rail, extractor fan, wall cabinets, marbled walls and flooring.

OUTSIDE: The property benefits from its own garden to the front which has a path leading to the entrance door. Perimeter security including three CCTV cameras. There are several patio areas for seating bordered by a selection of mature shrubs, plants and several trees. There are extensive and immaculately maintained communal grounds (approximately 7 acres tbv) these consist of extensive lawns, terraces and beautiful rose beds and woodland area. There are many places to sit and relax whilst enjoying the outstanding far reaching views of the neighbouring countryside. PARKING: There is a single garage with wooden entrance doors, light and shelving, adjacent parking space alongside the garage. SITUATION: Frant is a most sought after village location situated approximately three and a half miles from the main town centre of Royal Tunbridge Wells. The village itself has a large green with children's play area, a village hall and lawn bowls club. There is a post office/convenience store, hairdressers, primary school, church and several public houses. The main line station is approximately 1.8 miles distance within neighbouring Bells Yew Green with services into London in approximately one hour. Wadhurst village is approximately 2.8 miles, also benefitting from a main line station as well as a range of facilities associated with a busy market town. Recreational facilities include a selection of golf courses and sports clubs, country pursuits and a fantastic selection of restaurants, coffee shops and bars are within the vibrant spa town of Royal Tunbridge Wells. ROUTE TO VIEW: From Tunbridge Wells station proceed down Vale Road and turn left onto the London Road. At the roundabout turn left into Frant Road and continue up the hill and out of the town. Proceed through Frant village, after the village green take the left turn into Shernfold Park (not Shernfold Park Farm) and then turn left past Crisscross. You will then come to a single garage and the gate is to the left of the garage leading to the property's path and entrance. TENURE: Leasehold with share of freehold. VIEWING: By appointment with Wood & Pilcher 01892 511211 AGENTS NOTE: Current ground rent is £10 per anum paid until 2021. The property has a share of the freehold with the other apartments in the building. The current service/maintenance charge is 4% of the total outgoings for all the flats in the building - £2,505.12 from 1/1/2017 to 31/12/2017. Lease of 999 years granted 1st January 1979. Approximately 961 years remaining. AGENTS NOTE: The vendor has requested that interested applicants should be in a chain free situation and require a quick sale. Viewing appointments may be declined if you do not fit this criteria. AGENTS NOTE: * Any furniture that will be included in the sale price is subject to agreement between the vendor and buyer.

Wood & Pilcher, their clien ts and any joint agents give notice that : Th ey have no authority to make or give any repres entat ions or warranties in relat ion to the property. Any statements on which a purchas er or Tenant wish es to rely must b e chec ked through th eir Solicito rs or Conveyanc ers. Th ese P articulars do not form part of any offer or contract

and must b e ind epend ently ver ified. Th e text , photographs and floor plans are for guidanc e only and are not n ecessarily compreh ensive, please also note th at not everything in the photographs may b e included in the sale. It should not be assumed that the property has necessary planning, Buildin g Regulations or other consents. We have not tested

any applianc es, servic es, facili ties or equipment and Purchasers or Tenants must satisfy themselves as to their ad equacy and condition. We have not investigated th e Title, or their existenc e of an y Coven ants or oth er legal matters which may affect the p roperty.