Hanging Birch Lane, Horam, TN21 0BH

**Guide Price £1,000,000 - £1,200,000** A very appealing Edwardian family house, providing versatile well-presented accommodation, part of which could be formed into a small annexe, together with a detached Studio, excellent garaging and established grounds of about 1.5 acres.

Griffins is a very appealing detached Edwardian family house, providing comfortable and well-appointed accommodation.

The elevations are brick, pebble-dash rendered, colour washed white beneath a tiled roof.

There are high ceilings and excellent natural light, together with oil-fired central heating (new Worcester boiler 2024) and sealed unit double glazed windows.

Part of the ground floor accommodation could be formed into a small annexe comprising sitting area, bedroom and shower room.

The main features are: Front door to entrance vestibule with door to the hall. Cloakroom with wash basin and WC.

From the hall, double glass-panelled doors open into the study which has an Edwardian fireplace and windows to the side.

The drawing room has a handsome open fireplace with multi-fuel stove set in a white-painted surround, flanked on either side by cupboards to half height and bookshelves above.

It also has a square bay window together with french doors leading to the garden, a further open fireplace with brick surround and hearth, and a door leading to the conservatory,.

The good sized conservatory has a ceramic tiled floor and doors at either end leading out to the terrace and garden.

The open-plan kitchen/breakfast room has a woodburner in a tiled recess and has handmade units comprising 1½ bowl sink, granite and beech work surfaces, some with storage shelves beneath, range of cupboards and drawers, American-style fridge freezer, integrated dishwasher, Rangemaster electric cooker with induction hob, two electric ovens and extractor hood above.

From the kitchen there are two steps down to the adjacent dining/family area with a tiled floor and double doors to the terrace.

The utility room has a stainless steel sink and a range of cupboards, plumbing for a washing machine and door to the garden.

From the dining/family area a door leads to accommodation that could be formed into a small annexe, and currently provides sitting area with doors to the terrace, bedroom 5 and shower room with basin, WC and shower cubicle.

The first floor has a spacious landing with Bedroom 1 having a range of cupboards along one wall with fitted hanging space and shelving.

En suite shower room with tiled walls, walk-in shower, basin and WC.

Bedroom 2 has a further range of wardrobe cupboards and is adjacent to the large family bathroom with bath having shower fitting, separate shower cubicle, basin with cupboard under, WC, airing cupboard with new hot water cylinder and electric immersion heater.

In addition there are two further bedrooms. Outside The gardens and grounds form a private and established setting, being approached through electric gates to a large gravelled parking area.

The traditional style cart lodge garaging is timber framed, weather boarded with a tiled roof, and provides two car garaging with electric roller blind doors, and with an excellent integral office.

Adjacent to the house is a wide paved terrace, large patio, well and sweeping lawns incorporating an ornamental pond with adjacent summer house and decked sitting out area.

Beyond is a machinery barn, combined garden shed/greenhouse, fruit cage, a number of raised vegetable beds, a selection of established fruit trees and areas of lawn/natural woodland including red oak, cedar and hornbeam, leading to the excellent purpose-built STUDIO which is fully insulated with electricity connected and has tinted glass windows, raised decking and overlooks a natural pond.

In all about 1.5 acres