SITUATION
Forest Row 2 miles, East Grinstead 5 miles, Crawley 14 miles, Royal Tunbridge Wells 11 miles, London 35 miles Mainline Train Services: East Grinstead to London Bridge 58 minutes, East Grinstead to London (Waterloo) 66 minutes International Airports: Gatwick Airport 16 miles, Heathrow Airport 48 miles Springfields lies to the south east of the village of Forest Row and occupies a delightful rural position situated off a quiet forest lane. The location is very accessible with good link roads, including the M23 and M25 to the west and north respectively.

EDUCATION
There is an excellent range of both public and private schooling in the area including Cumnor House School and Ardingly College at Haywards Heath, Ashdown House at Forest Row, Brambletye at East Grinstead and Worth School at Turners Hill. For further details see www.isc.co.uk for independent schools and www.eastsussex.gov.uk for state schools information.

LOCAL, SPORTING & RECREATIONAL
The nearest village of Forest Row provides a good range of services including 2 late closing stores, post office, wine bars, village hall, coffee shops, petrol station, public house, church and a school with more comprehensive shopping, sporting, cultural and education facilities found in East Grinstead or Royal Tunbridge Wells. First class walking, riding and cycling opportunities abound from the property with direct access to The Ashdown Forest, a European Special Protection Area comprising 6,500 acres of heath and woodland. Sailing and water sports are available at Weir Wood Reservoir and along the south coast. Horseracing is at Lingfield, Plumpton and Brighton with showjumping at Ardingly and Hickstead. Local hunts include Southdown amp; Eridge, Old Surrey amp; Burstow, Crawley amp; Horsham and Chiddingfold, Leaconfield amp; Cowdray. Fishing can be enjoyed on the River Medway nearby on licence via private clubs and organisations. Golf can be enjoyed at Royal Ashdown Forest, Paxhill Park and East Sussex National.

SPRINGFIELDS
Dating from the late 18th Century, Springfields is a charming country house set in a delightful rural location within the desirable Ashdown Forest. Constructed of brick elevations under a tiled roof, the property is believed to have originally been a forester’s cottage at the North Gate to Ashdown Forest, whilst today it offers a flexible family home extending to some 3606 ft² having benefited from extension and modernisation, most recently by the current vendors who have owned the property for some 25 years. The property enjoys a southerly aspect with views from the principal rooms over the adjoining paddocks and woodland over which the property has forester’s rights. Adjoining the house on the western elevation is a self contained annexe with its own access and parking area which offers a further 710ft2 of accommodation. This could be incorporated into the main house subject to the necessary planning consents or could be used for a relative, employee or for rental income.

HOUSE
The accommodation comprises: • Entrance hall • Living room with quadruple aspect and open fireplace • Dining room with open fireplace • Country Kitchen • Utility room and cloakroom • Sun room amp; South facing conservatory • Study • Master bedroom with en-suite bathroom, dressing room amp; balcony • Double bedroom with en-suite bathroom • 2 further bedrooms and family bathroom

ANNEXE
• Living room • Kitchenette • Bedroom • Bathroom • Store

GARDEN
• Traditional well stocked cottage style gardens to the front and rear of the property incorporating a variety of plant and flower species • Paved sun terraces • Level lawns • Mixed orchard comprising Cherry, Plum, Whitecurrant and Raspberry canes

OUTBUILDINGS
• Attached Double Garage with power and lighting • 3 Timber outbuildings currently used as aviaries and storage with power and water • 2 Greenhouses with power and water

EQUESTRIAN FACILITIES
To the north east of the house is a self enclosed stable yard, approached through a 5 bar gate, comprising: • 4 timber stables and open fronted pony box with power and water • Tack room, feed and hay store • Wash down area • Open barn which formerly provided 2 further boxes • 3 bay pole barn • 2 bay implement shed

LAND
The mainly level pasture land lies within a ring fence to the south of the house, split into a number of well maintained paddocks bounded by post and rail Sussex fencing with stock fencing to the perimeter. All paddocks have water troughs and field shelters with two 5 bar gates providing direct access to first class outriding in the Ashdown Forest. For wildlife lovers, one of the paddocks has been kept as a conservation area with a pond and small copse of trees attracting a variety of birds and wildlife. In all the property amounts to some 6 Acres.

AGENTS NOTES
Property Misdescriptions Act 1991 Fox Grant and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

PLANS, AREAS & SCHEDULES
These are based on the Ordnance Survey and are for reference only. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

HEALTH & SAFETY
We ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around livestock, water and machinery. Children must be supervised by their parents on site.

PLANNING
The property is sold subject to any development plans, tree preservation orders, ancient monument orders, town planning schedules and resolutions, which may or may not come into force. Purchasers will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the estate.

RIGHTS OF WAY
There are no known public rights of way across the property.

AUTHORITIES
East Sussex County Council Tel: 0345 6080191 Wealden District Council Tel: 01935 462462

COUNCIL TAX
House: Band ‘G’ Annexe: Band ‘A’

SERVICES
Mains water and electricity. Oil-fired central heating with private drainage to a septic tank

TENURE
Freehold with vacant possession upon completion

FIXTURES & FITTINGS
Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale but may be available by negotiation.

SOLICITORS
Thomson Snell amp; Passmore, 3 Lonsdale Gardens, Kent TN1 1NX Attn: Alistair Harvey Tel: 01892 701231

DIRECTIONS
From East Grinstead head south east along the A22 for approximately 2 miles before turning left onto the B2110 (Hartfield Road) signposted Tonbridge Wells. Proceed for a further 1.5 miles, through the ‘S’ bend, turning right adjacent to the Fox Grant For Sale boards. The property will be found after a short distance on your left hand side. See location map for alternative routes.

VIEWINGS
Strictly by appointment through the agents on 01722 782727. For further information please contact William Grant or Adam Field

Property Misdescriptions Act 1991 Fox Grant and their clients give notice: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. Fox Grant has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.