Hook Lane, West Hoathly, Nr. East Grinstead, West Sussex RH19 4PS Guide price £1,250,000

Situation

Philpots Farmhouse is situated in a delightful rural setting on the edge of West Hoathly, within easy reach of both West Hoathly village centre and the adjoining village of Sharpthorne.
Local amenities: West Hoathly offers two public houses, primary school and Parish Church with a village shop in the adjoining village of Sharpthorne.
Comprehensive shopping: East Grinstead & Haywards Heath.
Mainline railway stations: Gatwick, with its Gatwick Express Service, is within 10 miles (London Victoria from 30 mins). Further train services at East Grinstead, Balcombe, Three Bridges & Haywards Heath www.southernrailway.co.uk
There are many highly regarded schools in the area, both state and private, including Cumnor House in Danehill, Brambletye in East Grinstead, Ashdown House in Forest Row, Handcross Park, Worth Abbey, Michael Hall (Rudolph Steiner) in Forest Row and Ardingly College. www.westsussex.gov.uk/ccm/navigation/education
Communications: The M25 orbital motorway can be accessed via the A/M23, linking to other motorway networks, Gatwick and Heathrow airports and the coast.

Description

Philpots Farmhouse is a very attractive family home, believed to have been constructed as a cottage in about 1910 and having been extended in 1964 with a two storey wing. More recently, the house has been the subject of almost complete refurbishment and further extension, including the remodelling of the ground floor to create a superbly appointed kitchen/breakfast room, the addition of a spacious first floor master bedroom suite over and re-wiring, re-plumbing and re-plastering throughout much of the house.

Accommodation

Characterised by brick, rendered and tile hung elevations under a tiled roof with handsome gable ends, the accommodation is arranged over two floors, briefly comprising:
– A solid wood oak door opens to a spacious entrance hall, with attractive cream, ceramic tiled floor, inset spot lights and a courtesy door to the garage. The hall opens to a central reception hall with a raised open fire. Open to the hall is a dining room, also with tiled floor.
– Elegant triple aspect drawing room with solid maple floor, French doors opening to the garden and an attractive limestone fireplace with brushed chrome and black marble inset.
– Superbly appointed, double aspect kitchen/breakfast room, fitted with a range of contemporary-style high gloss grey units with black granite worktops and an inset bowl sink and drainer. Integrated Whirlpool dishwasher and spaces for a range oven with granite splashback and extractor over, and an American-style fridge/freezer. Breakfast area with French doors opening to the garden and terrace, from which there are lovely south-easterly views.
– Adjoining the kitchen is a utility room, also with range of fitted units, an inset ceramic sink and drainer and spaces for laundry appliances.
– Lying off the central reception hall is an inner lobby with staircase rising to the first floor. From the lobby is access to a cloakroom and to a study/snug with solid oak floor and French doors opening to the garden.
– First floor galleried landing with a hatch to the loft space and built in storage cupboard.
– The master bedroom suite comprises a bedroom with adjacent sitting room area, and an beautifully appointed en suite bathroom with suite including a bath with marble tiled surround, a double shower cubicle and twin basins. To one end of the bathroom is a dressing area with eaves access.
– Triple aspect guest bedroom with en suite shower room.
– There are three further bedrooms on the first floor, one with built in linen cupboard and wardrobe.
– Family bathroom with suite including a freestanding roll-top bath and separate, fully tiled shower cubicle.
Outside
Philpots Farmhouse is approached from the lane via a long private driveway, leading to a large gravelled parking and turning area to the front of the house and to the integral double garage, which houses the MegaFlo boiler and a floor mounted Grant boiler. To the south of the parking area is a yard with two open workshops, two sheds and a central area of hardstanding.
The garden lies predominantly to the south and west of the house with an Indian stone terrace lying adjacent to the southern elevation. The terrace is partly covered by an attractive climber-clad pergola and offers a wonderful outside entertaining area with lovely countryside views. The remainder of the garden is largely laid to lawn, interspersed with flower and shrub beds and a number of fruit trees including apple, cherry and damson.
Total plot about 1.42 acres

Directions

From Haywards Heath proceed north on the B2028, through the village of Ardingly and north towards Turners Hill. Turn right into Selsfield Road (signposted West Hoathly and Sharpthorne), and continue for just under 1.5 miles. Once in West Hoathly, turn right into North Lane and then turn right opposite the church. At the left hand bend turn right (signposted Philpots Manor School, Farmhouse and Quarry) and follow this track for about a mile, turning left at the end. Philpots Farmhouse can be found at the end of the driveway.