LOCATION & AREA AWARENESS
The property is situated between the villages of Copthorne & Smallfield, providing plenty of local amenities including schools, village pubs, restaurants, gyms, leisure centres, convenience stores and supermarkets. Gatwick & Horley Stations provide trains direct to Central London along with easy road access to the M23 and M25 Motorways. The area is convenient to the famous Ashdown Forest, which offers a selection of local beauty spots and attractions within easy reach as is the village of Lingfield well known for it's famous racecourse, referred to as 'lovely Lingfield. There are numerous good schools in the locality including Oakwood at Horley and Oxted Comprehensive, one of the best in Surrey.

EQUESTRIAN COMPETITION VENUES
For those with competitive equestrian interests there are various show centres nearby including Felbridge Show Ground ( approx 4 miles away) with regular show jumping, dressage and training clinics. Hickstead, Hascombe, Pyecombe, Golden Cross, Crockstead and Ardingly Showgrounds are within easy horsebox distance. There are also many local arenas and gallops available for hire as well as a good selection of local riding and pony clubs nearby.

ACCOMMODATION - main house
Refer to the floor plans for layout and dimensions:
The accommodation is deceptively spacious and arranged in a convivial manner. The main reception room is a SITTING ROOM which has a wood burning stove and door leading through to a second reception room which doubles up as a DINING AREA AND SECONDARY TV / SITTING ROOM. This room is also accessed from the KITCHEN which has assorted base and eye level units, space for American fridge freezer, tiled floor, gas hob and doors leading to the UTILITY and BOOT ROOM / PORCH.
There are 4 BEDROOMS, 2 have EN-SUITE SHOWER ROOMS, bedroom 3 is off the main reception room, LARGE FAMILY BATHROOM incorporating a walk in SHOWER plus WC and wash hand basin .The ATTIC ROOM shown in the plan is used as an office / store room but could be used as an additional ad-hoc BEDROOM (5).

ANNEXE
Located within the garden curtilage is a detached oak framed building of 370sqft with open plan sitting room/ bedroom/kitchen with double doors leading out to the garden plus further shower room / WC / wash hand basin.
PLANNING GRANTED 2018: Erection of detached outbuilding to east of dwelling. (Certificate of Lawfulness for a Proposed Use or Development). Application type:Lawful Development Certificate (LDC).

EQUESTRIAN FACILITIES
Extensive well organised equestrian setup. Refer to to the plans for layout and dimensions.
STABLES - parallel stables with various store rooms as well as feed / wash down units. Further hay storage / barn all erected on concrete with power and water laid on.
OUTDOOR RIDING ARENA - 20m x 55m sand and fibre surface, Mirrors erected on 2 sides.
TURN OUT PEN - 20m x 17m with passada sand, ideal for the winter months.
CLAYDON HORSE WALKER - 5 bay on concrete with rubber tiles.
MUCK CLAMP - with 3 sides plus hard standing for additional parking / fenced with 5 bar gate.

MAIN HOUSE MATERIAL INFORMATION & SERVICES
TENURE: Freehold / PROPERTY TYPE: Detached / PROPERTY CONSTRUCTION: Brick NUMBER & TYPE OF ROOM/S: 4 bedrooms, see attached floor plans / PARKING: off road multiple.
LOCAL AUTHORITY: Tandridge / TAX BAND: F
EPC RATING MAIN HOUSE: D 58/84 Certificate number 9445-3062-7205-1686-4204
SERVICES
HEATING: Mains Gas / SEWAGE: Mains / WATER SUPPLY: Mains / ELECTRICITY SUPPLY: Mains

ANNEXE MATERIAL INFORMATION & SERVICES
PROPERTY TYPE: Detached / PROPERTY CONSTRUCTION: Oak timber / NUMBER & TYPE OF ROOM/S: 1 bedroom open plan sitting room, kitchenette, shower room, porch.
See attached floor plans.
SERVICES
HEATING: Independent gas combi boiler via the main house / SEWAGE: mains via the house / WATER SUPPLY: off main dwelling / ELECTRICITY SUPPLY: off main dwelling
EPC RATING ANNEXE: C 77/82 Certificate number 4236-7525-8100-0885-1296 / Full ratings & advisories/estimated costs are now online at the .gov web site: https://find-energy- rtificate.digital.communities.gov.uk/

LAND & GROUNDS
The property is in total is just under 2 acres (*TBV). This includes the building, drive, equestrian facilities, arena and turn out pen etc. Currently an additional 5 acres (*TBV) is rent on an annual basis from the local farmer. We understand that there would no reason for this arrangement to continue under a new agreement.
*The acreage and land shown or stated on any map, plan or particulars is TBV (To Be Verified). This means the land has not been formally measured or verified by Equus or the sellers. A Title Plan from the Land Registry will be available, where possible, showing the boundary and stated acreage. Interested parties wishing to verify the exact area should make their own enquiries via their solicitor and, if required, commission a suitably qualified professional to undertake a formal measurement.

HELPFUL WEBSITE LINKS
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
https://checker.ofcom.org.uk/en-gb/mobile-coverage
https://www.ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/broadband-speeds/broadband-basics

VIEWING ARRANGEMENTS
All Viewings are strictly by Appointment with the Vendors' Agent
Equus Country & Equestrian, South East/South West
T: 01892 829014
E: [email protected]
W: www.equusproperty.co.uk
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 always supervised. Livestock should not be touched and all gates left shut or closed after use.

DISCLAIMERS
DISCLAIMERS
1. These particulars are not an offer or contract, nor part of one. You should not rely on statements given by Equus International Property Ltd in the particulars as being factually accurate about the property, its condition or its value. Neither Equus International Property Ltd nor any joint agent has any authority to make any representations about the property, any information given is entirely without responsibility on the part of Equus International Property Ltd.
2. Please note that the material information is provided to Equus International Property Ltd by third parties and is provided here as a guide only. We advise you to confirm the details of any such material information prior to any offer being submitted. We will use reasonable endeavours to update if there are changes as soon as practical.
3. The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.
4. Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 5. A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller's Solicitors. 6. VAT may be payable.