Hartfield, East Sussex Tn7

Beautiful chocolate box stone cottage situated in a rural location close to Withyham with stunning views of the surrounding countryside.

Withyham is a small hamlet situated approximately a 15 minute drive west of Royal Tunbridge Wells and 15 minutes away from East Grinstead. Ashurst station is approximately 10 minutes away for trains to London with a journey time of approximately one hour, several other stations are within easy reach. Within the village there is a church, a village hall, primary school (rated 'Good' by Ofsted 2012) and an excellent pub, the Dorset Arms. Withyham is set in attractive farmland and countryside, in easy reach of the Ashdown Forest and countryside walks. Within the village are opportunities for many hobbies and activities from Art Groups to badminton societies.

Robin Lane Cottage is a lovely cottage set within a large garden in an enviable spot overlooking the stunning East Sussex countryside. The front door opens into a small stone lobby and through to lovely lounge area with gas fire and original oak flooring. The separate dining room with feature fireplace and polished oak flooring is a great for entertaining friends and family. The fully fitted kitchen is accessed from the lounge area and has a door leading into the large garden with patio area. Upstairs the property has a good size master bedroom, second bedroom and family bathroom with shower. Outside, the property has a large garden to the rear, side and front of the property and parking for 2 cars. The property has gas central heating and is in Council Tax Band D. EPC to be confirmed. Pets and children are accepted.

Our Fees

When you have found that perfect property to rent and had an offer accepted, you will pay a Holding Fee of half of the first month's rent. (This is non-refundable should you change your mind or fail referencing as the Landlord has, in good faith, held the property for you.) If the rental proceeds then the Holding Fee will form part of the first rental payment which will comprise of the first month's rent and the deposit (equivalent to six weeks rent unless otherwise agreed), plus our fees as follows:

- We charge a fee of £175.00 plus £35.00 VAT for the administration involved which also includes the tenant's share of the costs of the references and tenancy agreement.

- If it is a joint tenancy then for each additional reference there is a charge of £50.00 plus £10.00 VAT.

- If a guarantor is required then for each guarantor reference there is a charge of £50.00 plus £10.00 VAT.

- In the case of a Company Tenancy the references are charged separately at £210.00 plus £42.00 VAT.

Referencing

Upon acceptance of your offer and payment of the holding fee, you will be provided with a referencing form. On this form, you will need to provide details of current landlords and employers, as well as bank details for a credit check.

Your earnings must be at least 2.5 times the annual rent of the property (30 times the monthly rental). If your earnings are not sufficient then the earnings of a joint tenant can be taken into consideration but they will also have to complete a referencing form.

If you have a bad credit rating then this does not necessarily mean that you would not be able to rent a property. However you must divulge any County Court Judgements, IVAs, bankruptcies or other negative credit issues on the form.

In either of these situations, you may still be able to proceed with renting the property if you have a suitable person who will act as a guarantor.

We request that you return your referencing application, photo ID and proof of address to us within 7 days of paying a holding fee.

Paperwork and payment

Once your references have been completed and are satisfactory we will agree a date when you can begin your tenancy and move into the property.

You will be required to pay the first month's rent and deposit prior to or when signing the tenancy agreement. This should preferably be by a transfer directly into our designated bank account, or pay by cheque (min. 7 working days in advance), debit card payment, bankers draft or cash. Regrettably, we cannot take deposit payment by credit card.

Deposit

Your deposit will be protected in a statutory deposit scheme, details of which will be given to you separately. This prevents any abuse of your deposit and provides an impartial adjudication service for any disputes down the line.

Insurance

We recommend that all tenants take out contents insurance with accidental damage cover. This may help safeguard your deposit. Quotes can be requested from insurers (no obligation), upon completion of your reference if required.