An excellently located farm with a detached farmhouse (subject to AOC/Equestrian occupational restriction) enjoying fabulous views together with adaptable equestrian building with 15 acres of pasture with exercise arena.

SITUATION
Lower Church Farm enjoys an enviable location on the immediate outskirts of the popular village of Speldhurst. Speldhurst has a good range of local amenities including a small shop and the popular George & Dragon pub as well a highly regarded primary school. The village is surrounded by undulating countryside with an excellent choice of walks including the Tunbridge Wells Circular Walk and Weald Way. In nearby Tunbridge Wells there is an excellent range of social recreational and shopping amenities.

DIRECTIONS
From the centre of Tunbridge Wells, head out on the A264 towards Langton Green and Groombridge. Passing through Langton Green, take a right turn by The Hare Public House towards Speldhurst. Continue into the village passing the village school on the left and then turn right. After The George & Dragon Public House, turn immediately left into Barden Road and then immediately right into the shared driveway which leads down to the farm.

DESCRIPTION
Lower Church Farm is located on the edge of Speldhurst village approached over a shared driveway from Speldhurst Hill. A right of way continues through the farmyard to a water treatment works that adjoins to the north. The Farmhouse comprises a detached five bedroom chalet style property of brick construction with timber weatherboarding under a pitched tiled roof. The ground floor accommodation comprises an entrance porch into hallway with stairs leading to first floor accommodation. Off the hallway there is a utility room with cloakroom and sink, a sitting room with doors opening to the garden and a conservatory. From the hall is the kitchen opening through to a dining room and onwards to a family bathroom. Two bedrooms are located on the ground floor. Stairs lead to a first floor landing with a master en-suite bedroom with two further good size bedrooms. The house enjoys fantastic views over its own, and adjoining, farmland. There is ample parking.  In the adjacent yard there is a timber stable block and useful portal framed farm building with potential to be adapted for stables, which incorporates a WC, part of this building is converted to a 1 bedroom dwelling which is available by separate negotiation. A right of access will be granted behind this building for maintenance purposes.

SCHOOLS
Highly regarded primary schools in Speldhurst and Langton Green, with local preparatory schools including Holmewood House in Langton Green, and an excellent selection of secondary schools and Kent grammar schools in Tonbridge and Tunbridge Wells, with a choice of independent schools in Tonbridge, Pembury and Sevenoaks.

WHAT3WORDS
Using the What3Words app for the purposes of viewing, the farmhouse is located at ///dressing.haircuts.broadcast

THE FARMLAND
The farmland is mainly laid to pasture and extends to approximately 15 acres divided into a number of small grazing paddocks, accessed off the main farm drive which leads onto the water treatment works which adjoin the farm on its northern boundary.  Located in the most northerly field is a 40m x 20m menage/sand school with a sand and rubber surface.

VIEWING
By appointment with the sole selling Agents Lambert & Foster Wadhurst office on 01435 873999 option 1 with enquiries directed to Amelia Rogers or Dan Page.

SERVICES
We understand that mains water and electricity are connected to the property with mains drainage.

METHOD OF SALE
The farm is offered for sale by private treaty as a whole. If demand dictates, a deadline for best and final offers will be set in the event that significant interest is received.

TENURE
Freehold with vacant possession.

PUBLIC RIGHTS OF WAY
A public footpath (WT67) passes over a section of the northern drive that adjoins the farmland at distance from the main house and buildings.

EPC RATING: F (35)

COUNCIL TAX
Lower Church Farmhouse is included in Council Tax Band E.

LOCAL AUTHORITY
Tunbridge Wells Borough Council,
Town Hall, Mount Pleasant Road,
Tunbridge Wells, Kent TN1 1RS
Tel: 01892 526121.

PLANNING
The property is sold with the benefit of the following planning approvals granted by Tunbridge Wells
Borough Council:
TW/90/0716 Outline Permission for an Agricultural Dwelling subject to standard agricultural occupancy restriction
03/00200/FUL | Variation of Condition 10 – to include equestrian activities (TW/90/00716 refers)
10/01201/FUL | Variation of Condition 1 of TW/03/00200 – to allow either agricultural or livery activities
Copies of the planning history and relevant approvals can be sent on request.

IMPORTANT NOTICE
Lambert & Foster themselves and the vendors and/or lessors of this property whose agents they are, give notice that: The particulars are set out as a general outline only for guidance and do not constitute part of an offer or contract. All descriptions, dimensions, references to condition and necessary permissions for the use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers/lessees should not rely on them as statements or presentations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them. If there are any points which are of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you are travelling some distance to view the property. In accordance with the Consumer Protection from Unfair Trading Regulations 2008 (CPR), we must advise that we have not tested any of the main services, various electrical or gas appliances and fixtures which may be referred to in these sales particulars. Any prospective purchasers are strongly advised to satisfy themselves that such are in working order. No person in the employment of the Agents has any authority to make or give any representations or warranty whatever in relation to this property. In accordance with Money Laundering Regulations, we are now required to obtain proof of identification for all purchasers.  Lambert & Foster employs the services of Smartsearch to verify the identity and address of purchaser.

PARTICULARS, PLANS AND SCHEDULES
The particulars and acreages stated therein, together with the plans are believed but not guaranteed to be correct. They are given by the Agents to assist viewers but are specifically excluded from any contract and prospective purchasers must satisfy themselves as to the information contained therein.

MONEY LAUNDERING REGULATIONS
In accordance with Money Laundering Regulations, we are now required to obtain proof of identification for all vendors and purchasers. You will need
to supply information required for us to complete our identification checks which will include your date of birth, main residential address and a colour copy of your passport or photo driving licence.  Lambert & Foster apologise for any inconvenience this may cause, but it is a legal requirement.  Lambert & Foster will not be able to conclude a sale on your behalf to any person or people who are unable to provide confirmation of identification.
Note: Lambert & Foster currently employs the services of Smartsearch to verify the identity and address of vendors/purchasers.

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