LOCATION & AREA AWARENESS
The property occupies an elevated rural location with lovely views to the rear yet is in convenient distance to local amenities and commuting links. The village of Warlingham (2 miles) boasts a Sainsbury's supermarket and the town of Oxted (5.1 miles) has a wider range of shops, restaurants and recreational facilities including a leisure centre. The picturesque village of Westerham is 6.8 miles with attractive village green and excellent range of restaurants. The nearest mainline station is at Upper Warlingham around 3.7 miles away providing a 36 minute service to London Victoria and London Bridge. East Croydon Station is approximately 5 miles away with trains taking about 16 minutes to London Victoria and additional services to London Bridge, City Thameslink, Gatwick Airport and the South Coast. The M25 is easily accessible at junction 6 Godstone (Gatwick Airport 16 miles) as is the A22 trunk road which provides access into central London( 18 Miles). There are a wide range of excellent schools in the vicinity including a primary school and Prep School at Warlingham, Hazelwood school, Oxted State School, Woldingham Girls School, Caterham School and Woodlea Junior school. There are numerous leisure amenities in the locality including sports and recreational clubs, tennis and golf at North Downs, Tandridge, Farleigh Court and The Woldingham. The location is renowned for being surrounded by Green Belt countryside offering a network of footpaths, cycle trails and bridleways to enjoy.

ACCOMMODATION-refer to the floor plan
The property is dated 1863 with a plaque on the front wall and appears to have always have been one property rather than two cottages converted into one. The property used to be part of a local country estate and bought by the owners directly in around the 1980's. The house has been generally well maintained over the years but does require updating/modernising and subject to all the usual planning consents, may suite being sympathetically extended. Currently 1481sqft.
GROUND FLOOR: A front door leads to the stairs with the two public rooms off to each side. The SITTING ROOM is large and on two aspects with a feature central fireplace. On the right there is the DINING ROOM but this has been used as a secondary SITTING ROOM/SNUG which has an open fireplace. The vaulted KITCHEN has an array of wall and base units with a tiled floor and spaces for white goods etc. Attached to the kitchen and against the rear wall is a small corner CONSERVATORY with tiled floor and door out to the rear garden and side entrance. FIRST FLOOR: Stairs to first floor with 3 BEDROOMS, one with a shower cubicle and a further FAMILY BATHROOM with bath, WC and wash hand basin and tiled walls.

EQUESTRIAN FACILITIES & OUTBUILDINGS
Refer to the plans on line for sizes and shape of stables and outbuildings. Power and lighting to most buildings. Water on at yard.
OUTDOOR RIDING ARENA: 20m x 60m with rubber and sand surface. Not post and railed. Access from the stables etc.
STABLE BLOCK: 3 Timber loose boxes on concrete.
MAIN WORKSHOP: Large room with central work island and concrete floor.
HAY BARN/STRAW STORE: Steel and timber on concrete.
MACHINERY STORE: Located directly behind the stables and also on concrete.
TACK ROOM / HAY BARN: Located between the fields to the rear. Power and lighting with shelving and workbenches and on concrete floor.
DETACHED HOME OFFICE with WC/wash hand basin and kitchenette with drainer/sink. Adjacent GARDEN SHED

LAND & GROUNDS
AREA DESIGNATION: Green Belt. Just outside an Area of Outstanding Natural Beauty (AONB). The whole is 8.34 acres (*TBV). There are three Land Titles, the house and garden, the riding arena with some pasture and the third title is the level pasture. The acreage stated at the property is *TBV - (To Be Verified), which means that the land has not been formally measured by Equus and or its sellers/clients. A Title Plan from Land Registry will have been acquired, where available, showing the boundary and acreage. Otherwise, an online measuring tool will have been used to 'check' the acreage where possible. Interested applicants/buyers are advised that if they have any doubts as to the plot size and wish to have verification of the exact area of the entire plot, they will be required to make their own arrangements, at their own cost, by appointing the services of an accredited company who can measure the area for a compliant Land Registry Title Plan.

HELPFUL WEBSITES
We recommend that you visit the local authority website pertaining to the property you are interested in buying for all the planning consents / restrictions / history and the following websites for more helpful information about the property and surrounding local area before proceeding in a purchase:
www.goodschoolsguide.co.uk | www.homecheck.co.uk | www.floodrisk.co.uk | www.environment-agency.gov.uk - www.landregistry.gov.uk | www.homeoffice.gov.uk | www.ukradon.org

SERVICES & OUTGOINGS
TENURE: Freehold
LOCAL AUTHORITY: Tandridge
SERVICES: Oil central heating. Private drains via a cesspit. Mains water and electricity.
TAX BAND: F
EPC RATING: F 27/93. Certificate number 5190-2533-0822-4195-3993. Full ratings & advisories/estimated costs are now online at the .gov web site:
https://find-energy-certificate.digital.communities.gov.uk/

VIEWING ARRANGEMENTS
All Viewings are strictly by Appointment with the Vendors' Agent
Equus Country & Equestrian, South East/South West
T: 01892 829014
E: sales@equusproperty.co.uk
W: www.equusproperty.co.uk
Please ensure you follow the current Covid-19 property viewing protocols which can be found on https://www.gov.uk/coronavirus
DISCLAIMER: All prospective buyers view all properties for sale with Equus International Property Ltd at their own risk and neither the Agents, Joint Agents nor the Sellers take responsibility for any damage or injury however caused to themselves or personal belongings or property.
By viewing a property with Equus you accept this disclaimer. If inspecting the outbuildings, equestrian facilities or any other building within the grounds you must wear appropriate clothing and footwear and children must be either left in the car or supervised at all times. Livestock should not be touched and all gates left shut or closed after use.

DIRECTIONS
From the Limpsfield Road B269 junction on to Beech Farm Road, continue along Beech Farm Road for 0.5miles and the property is on the right.