Hardres Court Road, Lower Hardres, CT4 5NP

£425,000 SOLD STC
 
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Situation

The property is well located in this popular rural hamlet, which boasts a number of amenities, including a popular public house/restaurant, community hall, cricket ground, farm shop and church. The surrounding countryside forms part of the Kent Downs Area of Outstanding Natural Beauty and is a Site of Special Scientific Interest, over which there is a wealth of walks, rides and cycle routes. Lower Hardres is positioned just a few miles south of the historic Cathedral City of Canterbury, which offers a wide range of shopping, recreational and educational facilities, together with high speed main line train services to London, with the travel time to London St Pancras being some 60 minutes. A little further afield will be found the expanding business centre of Ashford, from where the capital may be accessed in some 37 minutes and, via Eurostar connections, there is direct and easy access deep into Europe.

The Property

This delightful period cottage is full of character and charm. With planning permission granted to extend to the side/rear, and with the refurbishment of the existing already completed, including replacement of roof joists to the rear of the property, this is truly a wonderful opportunity to move in straight away and develop the property to its full potential in due course.

The good size sitting room has a feature fireplace, which has a new fitted flue in readiness for a wood burning stove and enclosed staircase leading to the first floor. The generous double aspect kitchen/breakfast room is fitted with a good range of base units, high gloss worktops and built in appliances, and features glorious views over the gardens and fields beyond.
On the first floor will be found two double bedrooms and a bathroom; again with some far reaching views. From here a spiral staircase leads to a good size loft room, ideal as an occasional bedroom, playroom or study.

Living Room

Approx. 14' 7'' x 11' 6'' (4.44m x 3.50m)

Kitchen/Breakfast Room

Approx. 14' 7'' x 11' 5'' (4.44m x 3.48m)

Bedroom One

Approx. 14' 7'' x 10' 1'' (4.44m x 3.07m)

Bedroom Two

Approx. 11' 6'' x 7' 7'' (3.50m x 2.31m)

Bathroom

Approx. 6' 4'' x 5' 0'' (1.93m x 1.52m)

Loft Room

Approx. 14' 7'' x 9' 0'' (4.44m x 2.74m) incl. spiral staircase

Services/Planning

All mains services connected. Gas fired central heating with recently replaced boiler and pipework. The property has recently been completely re-wired.
Planning permissions granted by Canterbury City Council under references: CA/15/02403, CA/16/01426 & 02817, CA/17/01187 & 01489. Further information on these should be sought directly from the council website.

Map & Streetview

For streetview drag the peg man to the location of the property indicated with the pin.

We will be pleased to arrange your viewing appointment. Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact the Office and we will be pleased to check the information. Do so, particularly if contemplating travelling some distance to view the property. N.B. The mention of any appliance and/or services within these particulars does not imply they are in full or efficient working order.

Misrepresentation Act 1967

These particulars are believed to be correct but their accuracy is not guaranteed nor do they form part of any contract.

Tenant Fees

BEFORE YOU MOVE IN:

Set up fee (tenants share) - £150 (inc VAT) per tenant

Referencing up to two tenants (identity, immigration and visa confirmation, financial credit checks, obtaining references from current or previous employers / landlords and any other relevant information to assess affordability) as well as contract negotiation (amending and agreeing terms) and arranging the tenancy and agreement

Guarantor Fee - £150 (inc VAT) per guarantor (if required)

Covering credit referencing and preparing a Deed of Guarantee as part of the Tenancy Agreement

Permitted Occupier Fee - £60 (inc VAT) per permitted occupier

Explaining to any permitted occupier their rights and responsibilities towards the named tenant(s) and landlord as well as the provision of documentary guidance and assistance during the tenancy.

DURING YOUR TENANCY:

Amendment Fee - £120 (inc VAT)

Contract negotiation, amending terms and updating your tenancy agreement during your tenancy.

OTHER FEES AND CHARGES:

Pet Addendum per tenancy - £30 (inc VAT)

Lost Security Items - £12 (inc VAT) plus item cost obtaining necessary permissions, sourcing providers and travel costs

Out of Hours Services £30 per hour (inc VAT) plus any actual costs incurred

Where actions of the tenant results in the agent (or nominated contractor) attending the property, time to remedy the situation is charged at the hourly rate

Unpaid Rent / Returned Payments Interest at 8% above Bank of England Base Rate from date due

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