It is no longer buyer beware. There are new legal duties of disclosure from a vendor to a purchaser. A property cannot lawfully be mis-described. See the Property Misdescriptions Act and follow on legislation. When viewing it might be an idea to seek clarification. The pictures supporting such sale are very flattering. Congratulations to the photographer.

Campbells of Battle describe the property as: A unique and versatile former coach house and stables set in approx. 1.75 acres on a private estate and arranged around a delightful courtyard with outbuildings. Beautiful and mature park-like grounds slope away to a small lake, all set down a private driveway on the outskirts of the village.

Viewing is essential to appreciate this stunning period property with versatile living space arranged around a charming courtyard. Unlimited potential [there are limits as to development in Lime Park as per the Secretary of States decisions from 1987 onwards] and planning permission WD/2019/1478 to convert and extend the additional buildings to provide a spacious one bedroom annexe.

The principal accommodation forms an L shaped wing with two staircases and four bedrooms. The impressive 33' Drawing Room features uninterrupted views of the gardens and lake. It leads through to the library and the sun room, a large vaulted room with sliding doors opening onto the courtyard.

The adaptable layout would be ideal for multi generation living or those looking to work from home or rent a portion of the property. [We understant that the consent at present is only for a granny annexe, to be occupied by the same family]

There is a private gate from Lime Park giving access to a footpath to the village.

From their office in Battle High Street proceed in a northerly direction taking the second exit at the roundabout onto North Trade Road and continue along on the A271 to the T junction at Boreham Hill. Turn right and proceed towards Herstmonceux turning left just before the village opposite Lime Cross Nursery into Chapel Row. Proceed for a short distance and turn right opposite the chapel, down a gravel driveway into Lime Park. The Old Rectory is the second property on the right through double wooden gates.

THE ACCOMMODATION - with approximate room dimensions is approached via a panelled and glazed front door to:

RECEPTION HALL - with staircase rising to the Master Bedroom, alarm system, understairs cupboard and opening through to

KITCHEN - 19' 3" x 16' 1" (5.87m x 4.90m) max with two double glazed windows and French doors (with security grilles) to garden. A characterful room with oak beams and exposed brickwork, fitted with a range of base and wall mounted kitchen cabinets incorporating cupboards and drawers with spaces and plumbing for appliances and fitted double oven. There is a good area of working surface incorporating a double acrylic sink with mixer tap and drainer, and a four ring hob with extractor fan above.

DINING ROOM - 21' 7" x 13' (6.58m x 3.96m) a double aspect room with a bay window, oak beam and feature display alcove.

INNER HALLWAY - with second staircase rising to the first floor. Cupboard housing the oil fired boiler, spacious walk in wardrobe with hanging rail.

BEDROOM 2/STUDY - 12' 2" x 10' 6" (3.71m x 3.20m) with new handmade wooden double glazed window (with security grille) to front, panelled ceiling.

BATHROOM - 14' 2" x 7' 5" (4.32m x 2.26m) max with new handmade wooden double glazed window (with security grille) to front, double airing cupboard and fitted with a coloured suite comprising panelled bath, pedestal wash hand basin, close couple wc and large modern corner glazed shower.

DRAWING ROOM - 33' 1" x 16' 1" (10.08m x 4.90m) a striking dual aspect room with picture window overlooking the garden and two sets of double glazed French doors opening onto the terrace and garden. An elegant brick fireplace with open fire and hood, also recessed cupboards and shelving.

ENTRANCE HALL/LIBRARY - 13' 10" x 12' 3" (4.22m x 3.73m) a dual aspect room with fitted shelving, large window with secondary glazing and garden views, two feature windows and original front door with brass fittings.

GARDEN/SUN ROOM - 28' 10" x 12' 3" (8.79m x 3.73m) with vaulted ceiling and exposed timbers, feature windows and double glazed sliding doors opening onto the courtyard, ceramic tiled flooring.

MASTER BEDROOM - 17' 8" x 17' (5.38m x 5.18m) overall including central staircase. A dual aspect room (the former hayloft with a Victorian weather vane and golden cockerel above) with double glazed window offering views to the lake, door to railing enclosed balcony overlooking courtyard, fitted range of wardrobe cupboards, access to loft and archway through to

EN-SUITE BATHROOM - with Velux window and fitted with a coloured suite comprising a panelled bath with tiled surround, pedestal wash hand basin, low level wc.

From the Inner hallway a second staircase leads to a landing with double glazed window overlooking the courtyard and separate doors to two further bedrooms.

BEDROOM 3 - 12' 10" x 11' 2" (3.91m x 3.40m) partially vaulted with window to front, folding door which can be opened through to

BEDROOM 4/LIVING ROOM/KITCHENETTE - 12' 1" x 11' 2" (3.68m x 3.40m) partially vaulted with window to front, incorporating a small kitchen unit with stainless steel sink and 2 ring hob and a separate door to

SHOWER ROOM - with extractor fan, corner glazed shower and fitted vanity sink unit with concealed cistern wc.

OUTSIDE - The Old Rectory is approached along the private [shared] driveway to Lime Park, with views of the lake. Two brick piers and double wooden gates give access through to the large brick paved courtyard with a central water feature and plentiful parking space. Within the courtyard are a range of useful outbuildings including a LOG STORE 14' 8" x 9' (4.47m x 2.74m), GARDENERS WC, STUDIO/WORKSHOP 16' 7" x 15' 1" (5.05m x 4.60m) with windows to courtyard, extensive shelving, POTTING SHED 16' 9" x 11' 3" (5.11m x 3.43m) with window looking onto the garden, vaulted with work bench.

The secluded landscaped gardens are set to the side and rear with sweeping lawns and mature trees bordering the lake, which is jointly owned with the neighbouring property. There are many established flowerbeds and specimen trees offering a good deal of privacy with a beech hedge dividing a kitchen garden area. There is a separate gate providing additional vehicular access to the driveway.

DOUBLE GARAGE - 17' x 14' 2" (5.18m x 4.32m) with two sets of up and over doors.

NOTE: The contribution to Lime Park Estate Ltd [for drive upkeep] is £60 per month.

LIKELY CONDITIONS

There are two ponds in Lime Park, the one shown in these photographs is alleged to be part (50%) owned by Alison Deshayes, the current owner of The Old Rectory as of September 2020 - though the property has been advertised for sale and is reported to be sold on the Campbells Estate Agents website, also as of September 2020 - subject to conditions.

Any prospective purchaser should be aware that this pond is well stocked with fish and pond plants. A heron (or herons), ducks and moorhens live on this pond, protected by the Conservation of Habitats and Species Regulations 2017. The heron feeds on fish and the ducks eat pond weed. Hence, we have birds and fish to consider, in addition to the ecology that supports all of that.

It is a criminal offence to be party to or to otherwise conspire to poison fish or birds. See the Wildlife and Countryside Act 1981 for more information.

It is unclear what this grant of probate took into account in any declarations, but the net amount passing from Peter Townley to his daughter Alison Deshayes, is on the public record as being £1,091,758 million pounds.

Developers: Latimer and presumably their parent Group, Clarion, are alleged to have entered into an arrangement with Alison Deshayes, to run polluted (gray) surface water through her portion of one of the ponds, that supports at least one heron and several ducks, and moorhens.

It is understood and alleged that there may be a Covenant preventing such pollution, that is presently the subject of investigation. You are advised to make your own enquiries and take appropriate legal advice.

Floorplan and general layout of the Rectory as of September 2020. The wood store is a part asbestos building, that is sure to require specialist treatment in any remedial works.

LINKS & REFERENCE

https://www.campbellsproperty.co.uk/4842583/properties/the-old-rectory-lime-park-chapel-row-herstmonceux-east-sussex

MK Surveys, working a drone during a survey of the pond in Lime Park on Wednesday 9th September 2020. In undertaking this work, they frightened away the ducks and heron. The pond is (or was) well stocked with fish.

THE BROWN CLIFFS OF HERSTMONCEUX - Not exactly what you expect to find when you move into the Sussex countryside, but then with corruption at an all time high in the district, what do you expect. We anticipate more inappropriate development like this, because Wealden consider themselves above the law, much of the time - and much of the time they get away with it.

Unlike Dover, with their beautiful white cliffs, in Wealden they like the colour brown so much Wealden District Councillors and Herstmonceux Parish Council gave planning permission to build this artificial edifice in the country - taking with it the natural beauty of the countryside for walkers - and - or so it seems, polluting the watercourse downstream. Shit! There must be better deals elsewhere, unspoiled and less damaging to the environment. This includes Oak Way, Hawthorn Lane and Elm Close, all part of the so-called Woodlands View development.