Interested parties should contact Knight Frank Auctions for further information.

Description
Beech tree cottage is a charming property, situated on the edge of Hucking Estate, in an AONB. The accommodation for the main house comprises four bedrooms, three bathrooms, two reception rooms, an open-plan kitchen-dining area, utility area and separate WC, extending to approximately 1916 sq. ft.

The cottage benefits from a detached one bedroom annex, extending to approximately 1,047 sq. ft, stables, a garage and summer house.

Beech Tree Cottage is accessed through a five-bar gate leading to a sweeping cobbled driveway. Total plot extends to approximately 5.12 acres, with a mixture of private gardens, paddock, woodland and fields.

The main house is impressively arranged, combining modern comforts and exceptional interiors inspired by The Pig Hotels and Soho Farm House. It has been extended by the current owners and may benefit from further extensions (planning permission already granted).

The primary entrance to the main house takes you through to the main reception room with a feature inglenook fireplace and a log-burning stove. An opening from the reception room leads to the extension, housing the hand-built shaker-style kitchen/breakfast room. The kitchen features quartz work surfaces, a ceramic butler sink, a gas-fired range cooker, and a feature brick wall. The space is filled with natural light pouring in from all aspects, including the vaulted ceiling with Velux windows and it leads to the private garden via French doors. The remainder of the ground-floor accommodation includes another reception room, a WC, utility room and a boot room with separate access from the side of the property.

Moving to the first floor, the right-hand side of the property features the master bedroom with a dual aspect. The master bedroom, with exposed wooden beams, has been attentively designed with fitted wardrobes, cast iron radiators and an en-suite shower room. The other two bedrooms are found on the left-hand side of the property, both with storage areas and cast iron radiators, with the fourth bedroom having a built-in bed. The family bathroom has been beautifully designed with a rustic feel, featuring a roll-top bath, a stone sink, and wood panelling throughout.

The annex, formerly a barn, has been converted to a high standard to provide ideal living accommodation for an extended family.

The annex is situated in an elevated position with its own driveway parking. The internal accommodation includes a lounge/diner with a vaulted ceiling and a log-burning stove, a mezzanine area ideal for office space, a modern shower room, a double bedroom and a fully fitted kitchen with an integrated oven, microwave, and electric hob.

Both the cottage and annex benefit from ultra fast fibre broadband, up to 900mb.

The current owners have meticulously worked on the land to provide a beautiful mixed-use outdoor space. The main garden is laid to lawn with a patio area, a summer house and an outdoor dining area with a pizza oven. The remainder of the plot includes woodland, a paddock and a field with stables and a play area. Southlees Lane divides the plot, with a section of the land comprising further woodland and a garage, totalling approximately 0.56 of an acre.

Open House Viewings (please confirm attendance with Knight Frank or Quealy & Co. in advance):
Friday 19th January 2pm 4pm
Saturday 27th January 12pm 2pm

- Annex Virtual Tour

Location
There is a good selection of schools in the area, with a choice of primary schools within 4 miles of the property. Sittingbourne has both boys' and girls' grammar schools, as well as a selection of secondary schools. Independent schools include The Kings School Rochester (14.4 miles), The Kings School Canterbury (21.9 miles), Sutton Vallence (8.4 miles), St Edmunds & Kent College School (21.4 miles).

Transport connections are excellent, with the M2 (Junction 5) approximately 3 miles away. Sittingbourne station provides services to London Victoria, St Pancras, Cannon Street, and London Bridge stations in around an hour. Ebbsfleet International station is just 24.6 miles away via the M2/A2, with services to London taking just 18 minutes.

Occupancy
Vacant

Tenure
Freehold

Buyers Fee
The buyers fee is £1950 including VAT. This is only payable by the successful purchaser. There are no costs to bidding for the property.

Auction Details
The sale of this property will take place on the stated date by way of and is being sold as Unconditional.
Binding contracts of sale will be exchanged at the point of sale.
All sales are subject to the Common Auction Conditions and Extra General Conditions.

Auctioneer Fees and Deposit
The following deposits and non-refundable auctioneer fees apply:

• 10% deposit, subject to a minimum of £5,000. The deposit contributes to the purchase price.
• Buyer’s Fee- the value of this fee will be listed against the property details, inclusive of VAT.

The Buyer’s Fee does not contribute to the purchase price and will be considered as part of the chargeable consideration for the property in the calculation of stamp duty liability.
There may be additional fees contained within the Special Conditions of Sale, which can be viewed within the Legal Pack. You are strongly advised to read the Legal Pack carefully before bidding.

Additional Information:
For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the SDL Property Auctions’ home page.
This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack.

Each property sold is subject to a Reserve Price. The Reserve Price will be within + or – 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.