Moat Lane, Pulborough, West Sussex, RH20

Beautifully presented , this is an exceptional, extended 5 bedroom home boasting external study and separate games room � ample parking and landscaped plot. - 5 Bedrooms & 2 Bathrooms - Modern Kitchen& Bathroom Suites - 3 Reception Rooms - Outside Study & Games Room - Landscaped Garden - Garage & Ample Parking - EPC Rating � C - Council Tax band - D Description An outstanding semi-detached village home boasting appealing rendered elevations with very generous accommodation featuring modern, stylish suites and offered for sale in excellent decorative order. Enlarged by the current owners, the property has undergone a thorough programme of improvements including new heating, new bathroom ( Villeroy and Boch) and kitchen suites, landscaping and the creation of a vaulted, external study and a separate games room. Located within 0.2 miles of the village centre, the house is superbly placed and the medical centre. Accommodation Front door opening into : Entrance Porch : Space for coats and boots with door to: Reception Hall : Engineered oak flooring with stairs to first floor. Dining Room : Large formal dining room with engineered oak flooring, 2 radiators and outlook to the front. Stone fireplace with space for shelving, downlights and light point and door to : Kitchen : Stylish modern range of matching wall and base units in a Shaker finish incorporating drawers with built-in double oven and microwave. Spaces for dishwasher and fridge/ freezer, stainless steel canopy and 5 ring gas hob. Excellent range of Quartz work tops with stainless steel sink with mixer tap, engineered oak floor, downlights and outlook to landscaped garden and garden building. Wide side passage leading to oak door to: Cloakroom /Utility Room : Comprising WC and vanity unit with wash hand basin. Shaker style cupboards with quartz top, gas fired boiler, space for washing machine and fitted water softener. Radiator, downlights, part tiled walls and engineered oak floor. Sitting Room : Wonderful, generously proportioned, dual aspect reception room with sliding patio door to garden. Engineered oak floor, 2 radiators, television point with space for wall mounted screen, outlook to terrace and landscaped garden. Through to: Playroom / Family Room : Engineered oak floor with built-in shelving and desk, radiator, wall television point and outlook to garden. Ideal as a playroom, television room, music room, internal study or library. First Floor Split Landing with 2 hatches to large loft space with light tunnels, accumulators and environmental vents. Bedroom: Double bedroom with window seating area with wardrobe and built-in triple wardrobe. 2 Radiators, television point and views angled towards the South Downs. En-suite Bathroom: Bespoke modern and stylish suite of sanitary ware comprising double ended bath, walk in shower enclosure with hand held and fixed shower heads, WC with concealed cistern and wide vanity unit with wash hand basin. Tiled floor, ladder radiator, display niche cabinet and shelf. Bedroom : Double guest bedroom with built-in wardrobes and shelving. Deep additional wardrobe cupboard, downlights and radiator. Bedroom : Double bedroom with wide wardrobe, radiator and outlook to the front. Bedroom : Good sized bedroom with room for bunk beds, radiator and outlook to garden. Side glimpse views towards The South Downs. Bathroom : Bespoke range of Sanitary ware comprising moderna and stylish double ended bath with walk in shower with hand held and fixed head shower heads, WC with concealed cistern, wide vanity unit with wash hand basin, tiled floor, chrome ladder radiator, wide mirror with shelf and down lights. Outside Garage : Single garage with electrically operated, insulated roller shutter door with light and power. Shower point and tap with accumulator for water pressure. Parking : The property is approached by a gently rising resin bonded driveway providing ample parking and turning for several vehicles. EV charging point. Detached Brick Study : Situated to the side of the driveway is a brick, vaulted study with composite wood floor featuring a built in oak work top or desk. With space for 2 people the study also had cold water, air conditioning and window. Games Room : Situated in the rear garden is a wonderful bespoke entertaining space ideal as a games room or hobbies studio, gym or study. Of brick construction with vaulted ceiling, 2 velux windows, composite oak floor, range of bench seating, oak tops, sink and space for fridge. Potential for many uses subject to any of the necessary consents and covenants. Garden : The property sits in a slight elevated location on a generous, well screened plot with a beautifully landscaped and maintained garden. To the front the driveway is flanked by a low wall with deep well stocked beds and borders. To one side is a gate which leads to a side path to the rear paved sun terrace. The terrace is wide and overlooks a lawn with raised beds and greenhouse with power. The garden is fenced and to the rear there is a further hidden area ideal for storage / compost etc. Situation : The property lies in a popular, elevated location within 0.2 miles of the village centre, recreation ground and primary school. It is well placed for access to the village hall, library, caf� and shops as well as footpaths to glorious walks including to the RSPB. Local amenities include a popular primary school in the village ( with a secondary school at Billingshurst), church, Tesco and Sainsbury stores and a wide range of smaller shops and services including a post office, library, hairdressers, restaurants and pubs. Local sporting facilities include cricket, rugby, football, bowling, golf clubs, tennis, squash and gliding. Flood Risk : According to the Gov.uk flood risk website there is a very low risk of flooding or surface water. Ground water is unlikely. Broadband : According to Ofcom website checker and Openreach, there is standard and superfast (fibre to cabinet) up to76mbps Mobile Phone : According to Ofcom website checker indoor voice and data limited. Outdoor voice and data likely. Covenants: Please enquire with the office for any information or with any specific queries Cj 17/6/25 General Services Mains water, gas and electricity. Mains drainage Local Authority Horsham District Council Council Tax Tax Band D �2,357.65 Tenure �750,000 Freehold Disclaimer Comyn and James would like to inform all prospective purchasers that these sale details have been prepared in good faith for a fair overall view of the property only and do not constitute part of an offer or a contract. All descriptions of dimensions and areas, reference to condition, permissions, covenants and boundaries are given as a guide and must not be relied on as a statement of fact. No person in the employment of Comyn and James LLP has authority to make any representation or warranty in relation to the property as we have not carried out a structural survey or tested services, appliances, or fittings. Photographs and floor plans show only certain aspects of the property at the time they were taken and it should not be assumed that the property remains exactly as it is shown. There may be a small discrepancy between measurements shown on the floorplan due to Niche metric conversion. Prospective purchasers should make specific enquiries concerning any matters of particular importance affecting a decision to view or purchase the property and are strongly advised to contact the office regarding the availability of the property before undertaking any journeys and incurring any abortive costs. Note : Comyn and James wish to point out that the google map marker and street scene may not show the exact location correctly as it will usually show the centre of the property�s post code. Every effort has been made to try to ensure that the marker is in the correct place wherever possible. Comyn and James would also point out that Google maps are frequently out of date and do not show the true surroundings. If this is an important factor in a decision to view or purchase then please contact this office for further information and confirmation of the setting. Referral Fees We may inform (on request) clients and prospective purchasers details of local services. These may include mortgages, conveyancing, general planning advice, surveys and valuations, estate agency services and removals. Our policy is that we do not take referral fees for these introductions � Safeguarding your information Important information regarding cybercrime. It has come to our attention that computer hackers are seeking to target property transactions to access funds. As we understand it, they will either hack a phone, tablet or PC, maybe by sending out a random email which mistakenly gets opened, or even whilst opening a website, which gives them access to that machine. The reason for us mentioning this is to you is to alert you that once they have gained access, they can monitor email correspondence, without you knowing, throughout a transaction. Then, at a relevant point, e.g. just before exchange of contracts, they can send an email to a client mirroring that of their solicitor asking for funds to be transferred to a certain bank account. That money then, of course, disappears. Fortunately, we have not had such an instance but, feel it important to highlight the fact that if you do receive an email requesting funds, it is worth double checking with the person concerned by phone that it is genuine and the bank details are correct, before sending money. This could, of course, affect other areas of finance beyond property. Many solicitors are starting to highlight this point now, but for safety, we would urge you to be vigilant and check before sending money or passing on any personal details regarding any bank or credit card information.