This charming yet substantial Grade II Listed residence is situated in the heart of the picturesque Kentish village of Leeds, set upon a hillside above the River Len. Internally the home affords a distinctive and perfect balance of period charm and contemporary elegance with two large inglenook fireplaces, ancient oak beams to ceilings and walls, providing striking evidence of its past.
The principle residence is thought to date back hundreds of years but has in more recent years been lovingly updated to exacting standards by the current owners to provide a warm/versatile family home with well considered modern conveniences. Appointed over three floors, the property is configured with generous, light and well proportioned rooms.
The residence is orientated sideways to the road by which it is reached, thus providing a deceiving degree of privacy and sense of seclusion. A long driveway to one side of the property leads to a good sized parking area, dressed in fine shingle to the rear of the property, sufficient for several vehicles. In addition there is a double garage located to the side of the two-story barn.
The ground floor is comprised of a wonderful double aspect contemporary kitchen/dining room, with a characterful stable door opening directly to the garden. A bespoke handmade fitted kitchen exhibits a comprehensive range of storage units, traditional Iroko wooden work surfaces, natural slate floor and a fully reconditioned Aga. In addition, a dedicated walk-in pantry compliments the kitchen perfectly. The principle sitting room features a spectacular inglenook fire place, with an imposing oak bressummer beam over. A secondary sitting room/library affords a cosy position in which to relax and enjoy a second inglenook fireplace. There is a study and also a downstairs utility/W.C. with space/plumbing for a washing machine and tumble dryer, whilst a cellar running the length of the front of the house provides useful storage.
The first floor can be accessed via two separate staircases, positioned at opposing ends of the house. This level is comprised of three characterful bedrooms and two luxurious bath/wet rooms, one exhibiting a free standing roll top bathtub set upon claw and ball feet and the other a generous walk-in shower enclosure. A further staircase rises to the second floor, hosting a substantial master bedroom with fitted wardrobes, dressing area and partially vaulted ceiling, running most of the length of the house.
The garden to the rear is predominantly laid to lawn with prolifically well stocked beds to the boarders exhibiting a mature range of shrubbery, herbaceous plants and specimen trees offering privacy to the garden. A well positioned sun terrace to the rear of the house provides and ideal spot to entertain, relax unwind and to enjoy the garden. A traditional Well, (likely to have been used in olden times by the neighbouring Forge) now feeds water to the fishpond and provides an interesting focal point to this beautiful garden.
Two Story Barn With Planning Permission To Become A Two Bedroom Holiday Let
Leeds village is idyllically situated within one of the most desirable regions of Kent, providing ease of access to the superb road and rail networks in to the Capital as well as the many beautiful Kent coastal Towns. For those requiring schooling, there are many well regarded state, grammar and private options to choose from, with a primary school in the village. The historic Leeds Castle Estate, (with its own 9-hole golf course) is just minutes away and which hosts many events throughout the year. The residence itself is conveniently located to take advantage of the many benefits of the village playing fields, with football pitches, tennis courts, a range of children's playing areas and woodland walks. In addition, Leeds village also benefits from having a church and country Inn/public house.
Hollingbourne 1.6 Miles - Victoria
Headcorn 6.5 Miles, Staplehurst 6.8 Miles - Charing Cross and Cannon Street
Maidstone West 6.4 Miles - St. Pancras
*Please note this property is subject to an undisclosed reserve price which is generally no more than 10% in excess of the starting bid, both the starting bid and reserve price can be subject to change. Terms and conditions apply to the Modern Method of Auction, which is powered by IAM Sold.
This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, IAM Sold.
This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance.
The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability.
Buyers will be required to go through an identification verification process with IAM Sold and provide proof of how the purchase would be funded.
This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack.
The buyer will also make payment of £220.00 including VAT towards the preparation cost of the pack, where it has been provided by IAM Sold.
The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change.
The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted.
Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.
Energy Performance Certificates (EPCs) give information on how to make your home more energy efficient and reduce your energy costs. All homes bought, sold or rented require an EPC. EPCs carry ratings that compare the current energy efficiency and estimated costs of energy use with potential figures that your home could achieve. Potential figures are calculated by estimating what the energy efficiency and energy costs could be if energy saving measures were put in place. The rating measures the energy efficiency of your home using a grade from ‘A’ to ‘G’. An ‘A’ rating is the most efficient, while ‘G’ is the least efficient. The average efficiency grade to date is ‘D’. All homes are measured using the same calculations, so you can compare the energy efficiency of different properties.
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This property is sold subject to payment of a non-refundable reservation fee of 4.2% to a minimum of £6,000.00 including VAT.
Any successful purchaser will pay this to secure the sale. The reservation fee is in addition to the purchase price. Please take this into account when bidding.
A reservation fee is payable by the buyer only when the seller pays no fees to sell. As sellers pay no fees to sell, this is usually taken into account with a lower reserve price.
This property is being sold under the Modern Method of Auction, which requires the completion of the purchase to be within 56 days, although all reasonable endeavours must be made to exchange contracts within 28 days following the Draft Contract being received by the Buyer's Solicitor.
A non-refundable Reservation fee must be paid by the buyer within 2 hours following the conclusion of the auction or acceptance of an offer. This must be paid by cleared funds to the auctioneer who will issue an acknowledgement of reservation and purchase agreement In the 28 day period following the auction or the date of acceptance of the offer.
If the Buyer Information Pack has been produced and provided by IAM Sold any successful purchaser will be required to pay £220.00 (including VAT) towards the cost of the preparation of the pack. These can then be used by your solicitor to progress the sale.
There are no other fees or charges payable to the Auctioneer however, there are other costs to consider such as:
For further information or to speak to one of our team, please call 020 3859 2499.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.