The Old Farm House Guildford Surrey

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1 The Old Farm House Guildford Surrey

2 The Old Farm House EPSOM ROAD GUILDFORD SURREY GU4 7AB An impressive Grade II listed family home full of character in one of Guildford s most sought-after areas within easy reach of the local schools and the town centre. Accommodation Schedule Stunning Dining Hall Cloakroom Family room Drawing Room Kitchen/Breakfast Room with Larder Utility Room Cellar Six Bedrooms Family Bathroom with Separate WC Shower Room Study Area Manicured Gardens and Grounds Sun Terrace & Ornamental Gardens Significant Driveway Parking Double Garage with Store In all approximately 0.39 Acres Guildford 2-3 Eastgate Court, High Street, Guildford, Surrey GU1 3DE Tel: james.ackerley@knightfrank.com KnightFrank.co.uk These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure. Follow me on

3 SITUATION (All distances and times are approximate) Guildford High Street : 2 miles Central London : 30.8 miles Guildford Main Line Station (from 34 minutes to London Waterloo) : 2.9 miles Guildford, London Road (from 47 minutes to London Waterloo) : 1.9 miles A3 : 3.4 miles M25 (Junction 10) : 8.3 miles Heathrow : 21.1 miles Gatwick : 23 miles The Royal Grammar School, Guildford Guildford High School, Guildford Tormead School, Guildford Lanesborough Prep School, Guildford St. Catherine s School, Bramley Holy Trinity Junior School, Guildford Pewley Down Infant School, Guildford Cranmore Prep School, West Horsley Charterhouse School, Godalming Cranleigh School, Cranleigh G Live Yvonne Arnaud Electric Theatre Pit Farm Tennis Club Surrey Sports Park Spectrum Leisure Centre Bramley Golf Club, Bramley West Surrey Golf Club, Godalming Guildford Golf Club, Merrow Worplesdon Golf Course, Woking Clandon Regis Golf Club, West Clandon Cranleigh Golf and Country Club Sutton Green Golf Club, Sutton Green Goodwood Racecourse, Chichester Ascot Racecourse, Ascot Cowdray Park Polo Club, Midhurst Hurtwood Park Polo Club, Ewhurst Chichester Yacht Club, Chichester

4 Location With Guildford High Street just over 2 miles away, The Old Farm House is ideally situated for easy access to the town centre and its extensive shopping, leisure facilities and popular restaurants and cafes. Less than 200 yards away are the Merrow parade of shops offering a M&S petrol station, bank, post office, curry house and a popular public house, The Horse & Groom The rural setting belies the region s excellent transport links from the mainline train station offering regular connections to London Waterloo within 34 minutes. The road links are also convenient with the A3 at Guildford leading to the M25 and larger motorway network beyond as well as Heathrow and Gatwick airports.

5 The Property Situated in a highly regarded area, the family home provides a wealth of character features throughout such as high ceilings, exposed beams and several open fire-places. This delightful home is arranged over four floors ideal for family living. As you enter the property, you are immediately struck by the character of the home with the dining hall acting as an entrance. A particularly fine feature is the grand, formal drawing room with attractive bay window and feature ingle-nook fire-place. The farm house style kitchen, leads on from the dining hall and provides access to the utility room. The first floor comprises of four well-proportioned bedrooms with superb ceiling height allowing plenty of light to flood into each room. A large family bathroom with a separate shower and WC completes the spacious first floor accommodation. The second floor offers two additional double bedrooms ideal for guests, older children or could be converted to provide an annexe for an au pair/lodger should the need be required. A separate shower room services this floor along with a significant landing currently used as a study. Gardens and Grounds The Old Farm House can be approached from the road onto a sweeping gravel driveway which provides ample off-road parking. The front porch and driveway are bordered by mature shrubs and flowering plants adding further beauty to the home. The immaculate rear gardens offer unique standalone features such as a well, a lion head fountain and a paved patio area with hedging, perfect for al fresco dining and entertaining guests. All bordered by mature trees, shrubs and hedgerows with an expansive well-manicured lawn, offering a degree of privacy and seclusion. The Old Farm House also has a large garage, store and workshop that, subject to the usual planning consent could be converted into an annexe.

6 Services We are advised by our clients that the property has mains water, electricity and drainage with gas fired central heating. Fixtures and Fittings All items usually known as tenants fixtures and fittings, whether mentioned or not in these sales particulars are excluded from the sale but may be available by separate negotiations. Such items include all fitted carpets, curtains, light fittings, domestic electrical items, garden equipment and machinery. local authority Approx. gross internal floor area 3863 SQ FT / 359 SQ M (INCLUDING CELLAR) Approx. gross internal floor area 558 SQ FT / 52 SQ M (outbuilding) Approx. gross internal floor area 4421 SQ FT / 411 SQ M (total) Guildford Borough Council STUDY 16' x 13' (4.9 x 4.0m) BEDROOM 5 15'8'' x 11'9'' (4.8 x 3.6m) Council Tax Tax Band H TENURE Freehold For Sale Viewings CELLAR 19' x 16'3'' (5.8 x 5.0m) BEDROOM 6 16'5'' x 11'8'' (5.0 x 3.6m) Viewings are arranged by prior appointment strictly through Knight Frank LLP, the sole selling agent. Directions (GU4 7AB) From our Knight Frank office on the Guildford High Street, head north-east on High Street/A3100 towards Eastgate Gardens. At the roundabout, take the 2nd exit onto Epsom Road/A246 and continue to follow Epsom Road. Drive for 1.9 miles past the Horse & Groom public house until you get to the roundabout. Take the 3rd exit right and then turn immediately right into the entrance for The Old Farm House. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agents has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc.: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only 3. Regulations etc.: 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 or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice Particulars dated: MAY Photographs dated: MAY 2018 Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names From London continue South on the A3 taking the exit towards Burpham/Merrow. At the roundabout, continue straight onto London Road/A3100. At the roundabout, take the 1st exit and stay on London Road/A3100. At the following roundabout, take the 1st exit onto New Inn Lane/ B2234 and continue to follow the B2234. Drive for 0.6 miles and at the next roundabout, take the 2nd exit onto Park Lane/B2234. Go through one roundabout and after 0.8 miles, at the next roundabout, continue straight onto Epsom Road. The Old Farm House can be found immediately on your right hand side. CELLAR FAMILY ROOM 16'3'' x 12' (5.0 x 3.7m) DINING HALL 20'11'' x 19' (6.4 x 5.8m) FP DRAWING ROOM 22'1'' x 20'8'' (6.7 x 6.3m) KITCHEN 19'8'' x 11'10'' (6.0 x 3.6m) LARDER FP UTILITY ROOM 11'5'' x 9'1'' (3.5 x 2.8m) BEDROOM 3 16'3'' x 12'11'' (5.0 x 3.9m) SECOND SECOND floor FLOOR BEDROOM 1 22'1'' x 12'11'' (6.7 x 3.9m) BEDROOM 4 15'5'' x 8'6'' (4.7 x 2.6m) BEDROOM 2 19'8'' x 13' (6.0 x 4.0m) GARAGE 17'11'' x 15'6'' (5.5 x 4.7m) STORE 17'11'' x 8'6'' (5.5 x 2.6m) WORKSHOP 17'11'' x 6'7'' (5.5 x 2.0m) ground floor GROUND FLOOR FIRST floor FIRST FLOOR Follow me on

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