Description
A most attractive and beautifully presented 2 bedroom cottage offering immense charm and character and enjoying a wonderful landscaped rear garden, parking and a superb timber outbuilding/home office with shower and WC.

Front Door to:
Entrance hall - staircase to first floor.

Sitting Room
Front aspect, lovely outlook, cast iron open fireplace with slate hearth and mantle over, understairs storage cupboard.

Kitchen/Dining Room
Rear aspect, delightful views to rear over the rear garden, extremely well fitted and comprising twin bowl enamel sink unit with mixer tap and cupboards under, roll edge work surfaces with further cupboards and drawers under, matching eye level units, Belling range style cooker, plumbing for washing machine, space and vent for tumble dryer, extractor hood, integrated fridge and freezer, integrated dishwasher, log burner, part tiled walls, space for breakfast/dining table. Door to outside.

First Floor

Bedroom
Front aspect, lovely outlook, attractive cast iron bedroom fireplace, built-in cupboard housing Worcester combi gas fired boiler, built-in wardrobes.

Bedroom
Side aspect, built-in wardrobes.

Luxury Shower Room
Rear aspect, large walk-in shower with glass screen, vanity wash hand basin with storage below, WC, part tiled walls, tiled floor, wall light points, access to loft.

Outside - Front
Delightful front garden, area of lawn, mature flower and shrub borders and ranch style fencing. Shared driveway to private brick paved hard standing/parking space, additional hard standing in front of summer house providing additional parking area for a small vehicle. Outside tap.

Outside - Rear
Beautifully landscaped rear garden incorporating paved patio area and gate to shingled pathway with mature borders and stone edging, further patio/seating area ideal for al fresco dining and entertaining. Screened and enclosed by panel fencing. Garden shed.

Outbuilding/Home Office/Family Room
Double doors, underfloor heating.

En-Suite Shower Room
Fully tiled shower cubicle with glass screen, wash hand basin, WC, wall light point, part tiled walls, heated towel rail. Storage/wardrobe recess.

General
Services - Gas fired central heating, mains electricity, drainage and water. Double glazing.
Local Authority - Waverley B. C., The Burys, Godalming GU7 1HR 01483 523333
Council Tax - Band D with an annual charge for the year ending 31.03.24 of £2,260.50
Tenure - Freehold
EPC rating - C

Situation
Situated in an idyllic semi-rural setting in the heart of Rushmoor and within a moments walk of Frensham Common and The Flashes. The surrounding west Surrey countryside forms part of the Surrey Hills area of outstanding natural beauty and great landscape value. The village provides for day to day needs, whilst the nearby historic village of Tilford, centred around its famous cricket green and the adjacent River Wey, offers a public house, church, shop, primary school and nursery. Excellent opportunities for country pursuits exist, including walking, riding, cycling and sailing at Frensham Great pond. There are several renowned golf courses in the area, including Hankley, Hindhead and Farnham golf club at The Sands. The Georgian town centre of Farnham offers a comprehensive range of shopping, recreational and cultural pursuits, with bustling cobbled courtyards boasting many shops, cafes and an excellent choice of restaurants including Bill's, Cote Brasserie, Pizza Express and Zizzi. There is a Sainsburys, Waitrose, Everyone Active Leisure Centre, David Lloyd Leisure Centre and Farnham's historic deer park offering over 300 acres of beautiful open countryside, providing opportunities for walking and cycling. There is also an excellent choice of both state and independent schools in the area including Edgeborough, Frensham Heights, Weydon Secondary School, Waverley Abbey Junior School and Tilford Infants School. Communications are first class with the A31/A3 and mainline station in Farnham providing links to London and the south coast. Alternatively, access onto the A3/M25 can be gained at Hindhead.

Agents Note
Planning permission granted for single storey rear extension. Planning reference: WA/2023/01175 (granted August 2023).

Location
Tilford Green 1 ½ miles, Farnham 4 miles (Waterloo from 53 minutes)
Haslemere 7 miles (Waterloo from 52 minutes)
Guildford 12 miles (Waterloo from 35 minutes)
A3 Hindhead 4 miles
Central London 45 miles

Directions
Leave Farnham town centre via South Street. At the traffic lights proceed straight over into Station Hill and continue over the level crossing. Take the right hand fork into Tilford Road and proceed through the traffic lights. Continue for approximately 3 miles and on reaching the village of Tilford, bear right with the cricket green on your left. Continue for approximately 2 miles before turning right into Sandy Lane. 8 Sandy Lane Cottages can be found along on the right hand side.