The Smithy, 9, Lower Street, West Sussex, RH20 2BH

Price Range £800,000 to £850,000 - Offering flexible living space including 4/5 bedrooms and 4 bathrooms, this delightful period home boasts charm and character with ample parking, garage and studio.

- 4/5 Bedrooms & 4 Bathrooms - 2/3 Receptions & Conservatory - Wealth of Period Features - Flexible Living Space - Garage, Parking and Studio - Private Garden & First Floor Views - Same Ownership 30 Years - No Onward Chain Description Boasting great charm and character, this delightful former blacksmiths features generous and flexible accommodation with lovely first floor views towards the South Downs National Park.

Internally the rooms are large and include a ground floor bedroom suite as well as original flagstone floor and high ceilings.

Original parts of the property are believed to date back to the 17th century.

Sympathetically enlarged in the 1980’s, the property is ideal for multi -generational living and has a garage as well as ample parking.

Set in a well screened plot the property features a superb studio/ workplace or workshop ideal for a range of uses subject to consents etc.

Nestling on the edge of the village the house lies within less than 0.3 mile from the mainline station and is superbly placed for road links, shops and glorious walks.

Accommodation Oak framed Entrance Porch : Space for coats, tiled floor, exposed stone wall and timbers.

Door to: Reception Hall : Flagged stone floor, radiator, bespoke oak staircase to first floor, exposed stone wall and beams, light point and storage cupboard.

Shower Room : Double shower enclosure, WC and wash hand basin. Tiled floor, part tiled walls radiator.

Study / Bedroom 5 : Currently used as a study/home office but scope as a bedroom with the ground floor shower room close by.

Exposed stone walls and beams, quarry tiled floor, 2 radiators and light point. Telephone point.

Bedroom 2 : Large double bedroom with tiled floor and exposed beams, high ceiling with timbers and radiator Large En-suite Bathroom : Striking heritage style range of sanitary ware comprising freestanding roll top bath with claw feet and mixer tap with shower attachment, walk in shower with ornate shower head, WC, bidet and wash hand basin.

Part tiled walls, stone tiled floor and radiator.

Open Plan Sitting Room / Dining Room : Sitting Room : Large formal entertaining space with tiled floor, exposed timbers and inglenook fireplace with side seats, brick surround and hearth.

2 radiators, light point and opening to : Dining Area: Wide dining area with tiled floor, 2 radiators, light point, feature beams and double doors to: Conservatory : South facing with double doors to the garden, wall light points, vaulted ceiling.

Kitchen : High ceilings with a Shaker style range of kitchen units comprising matching wall and base units with drawers. Space for fridge /freezer with fitted gas cooker.

Quarry tiled floor, solid wood work tops and vertical radiator. Space for washing machine and dryer cupboard housing gas fired boiler.

Open through to: Breakfast Room : Exposed brick with tiled floor, gas fired stove (not tested or currently used), radiator, beams built-in sideboards with work tops Rear Porch : Enclosed with sink, tiled floor, space for coats, door to outside.

First Floor : Landing, velux window. Bedroom 1 : Large main bedroom with dressing area and a delightful balcony with bi-fold doors and distant views.

Space for wardrobes and a seating area/reading area, fitted double and single wardrobes and 2radiators. Door to: En-suite Bathroom: Bath with wall shower and screen, WC, bidet and wash hand basin.

Tiled floor, radiator, part tiled walls and velux. Bedroom 3: Distant views, space for wardrobes, radiator and light point. Walk in clothes closet with velux.

Bedroom 4 : Tiled floor and space for wardrobes, radiator. Bathroom : Comprising bath with shower attachment, WC and wash hand basin, part tiled walls, beams and tiled floor. Radiator.

Outside Garage : Generous detached garage with pitched roof and storage, light and power and door to: Studio: Useful large work space ideal as a gym, home office, treatment room art or music studio subject to any of the necessary planning consents / covenants etc.

Light and power and separate cloakroom and shower. Parking : The property has a very large walled parking area offering space for numerous vehicles and approached via a gate from Lower Street.

A further gated driveway leads to the garage.. Garden : The front garden is well screened and densely planted for privacy, with a walled and cobbled path from Lower Street leading to the entrance.

The rear garden is again very well hidden and screened for privacy with a lawn bordered by deep beds planted with numerous shrubs and a selection of trees.

There is a rear patio, workshop, garden sheds and a timber sun deck.

Situation : Located at the end of Lower Street the property is ideally placed for access on foot to the mainline station, brasserie, walks and shops.

Pulborough village is on the northern edge of the South Downs National Park. The river Arun runs beside the village with the Wild Brooks beyond giving wonderful rural views.

The A29 runs south from Dorking through Pulborough and on to Arundel with the coast approximately 15 miles away.

The A283 runs east/west through the village linking with Petworth, Midhurst and Steyning.

Pulborough mainline station has services to Gatwick and London (Clapham Junction and Victoria Station- approximately 80 minutes) and to the south coast including Chichester.

Local amenities include a popular primary school in the village ( with a secondary school at Billingshurst), church, Tesco and Sainsbury stores and a wide range of smaller shops and services including a post office, library, hairdressers, restaurants and pubs.

Local sporting facilities include cricket, rugby, football, bowling, golf clubs, tennis, squash and gliding. There is access within several hundred yards for launching kayaks on the river.

Flood Risk : According to website there is a high risk of flooding from rivers or sea but low risk of ground water or surface water.

Broadband: According to Ofcom website checker there is standard and superfast broadband available up to 80 mbps.

Mobile Phone : According to Ofcom website checker there is good outdoor and variable indoor for O2 and Vodafone, and good outdoor for EE and Three Covenants: Please inquire with any specific questions on anything that might affect a decision to purchase.

11/5/26 General Services Mains water gas and electricity and drainage.

Local Authority Horsham District Council Council Tax Band F £3,571.57 – there is an improvement indicator Tenure Price Range £800,000 to £850,000 Freehold Disclaimer Comyn and James would like to inform all prospective purchasers that these sale details have been prepared in good faith for a fair overall view of the property only and do not constitute part of an offer or a contract.

All descriptions of dimensions and areas, reference to condition, permissions, covenants and boundaries are given as a guide and must not be relied on as a statement of fact.

No person in the employment of Comyn and James llp has authority to make any representation or warranty in relation to the property as we have not carried out a structural survey or tested services, appliances, or fittings.

Photographs and floor plans show only certain aspects of the property at the time they were taken and it should not be assumed that the property remains exactly as it is shown.

There may be a small discrepancy between measurements shown on the floorplan due to Niche metric conversion.

Prospective purchasers should make specific enquiries concerning any matters of particular importance affecting a decision to view or purchase the property and are strongly advised to contact the office regarding the availability of the property before undertaking any journeys and incurring any abortive costs.

Note : Comyn and James wish to point out that the google map marker and street scene may not show the exact location correctly as it will usually show the centre of the property’s post code.

Every effort has been made to try to ensure that the marker is in the correct place wherever possible.

Comyn and James would also point out that Google maps are frequently out of date and do not show the true surroundings.

If this is an important factor in a decision to view or purchase then please contact this office for further information and confirmation of the setting.

Referral Fees We may inform (on request) clients and prospective purchasers details of local services.

These may include mortgages, conveyancing, general planning advice, surveys and valuations, estate agency services and removals.

Our policy is that we do not take referral fees for these introductions – Safeguarding your information Important information regarding cybercrime.

It has come to our attention that computer hackers are seeking to target property transactions to access funds.

As we understand it, they will either hack a phone, tablet or pc, maybe by sending out a random email which mistakenly gets opened, or even whilst opening a website, which gives them access to that machine.

The reason for us mentioning this is to you is to alert you that once they have gained access, they can monitor email correspondence, without you knowing, throughout a transaction.

Then, at a relevant point, e.g. Just before exchange of contracts, they can send an email to a client mirroring that of their solicitor asking for funds to be transferred to a certain bank account.

That money then, of course, disappears.

Fortunately, we have not had such an instance but, feel it important to highlight the fact that if you do receive an email requesting funds, it is worth double checking with the person concerned by phone that it is genuine and the bank details are correct, before sending money.

This could, of course, affect other areas of finance beyond property.

Many solicitors are starting to highlight this point now, but for safety, we would urge you to be vigilant and check before sending money or passing on any personal details regarding any bank or credit card information.