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71 acres, West Grinstead, Nr. Horsham, West Sussex
Sold (STC) - Offers in the Region Of £3,200,000

  • A superb & compact rural estate including a handsome & historic Grade II Listed 5 bed farmhouse
  • Set in the middle of its beautiful park like pasture and wood land & together with extensive outbuildings with potential (STC)
  • Separate, detached 2 bed oak framed cottage
  • Enviable rural location with lovely views, long private entrance drive & direct bridleway access
  • Available for sale as a whole or in lots
  • Extending overall to approx 71 acres (28.73 Ha.)

A superb compact rural estate including a handsome & historic Grade II Listed 5 bedroom farmhouse, extensive outbuildings and separate cottage and set in the middle of beautiful park like pasture and woodland extending overall to approx. 71 acres (28.73 Ha). The property is available for sale as a whole or in lots: Lot 1 extends to approx. 20 acres (8.09 Ha) and includes the farmhouse, entrance drive and areas of pasture land. Optional Lot 1A (approx. 4 acres - 1.2 Ha) adjoins the drive and opposite Twisted Oak and comprises pasture land which might potentially be combined with either Lots 1, 2 or 3. Lot 2 comprises the core of the pasture land and woodland plus the extensive range of buildings with potential (STC) and covering approx. 46 acres (18.61 Ha.). Lot 3 comprises Twisted Oak with its immediate garden, drive and additional ground to extend to approx. 1 acre (0.40 Ha.) in total. The Farmhouse (Lot 1) The fine, Grade II Listed farmhouse is set in lovely part moated gardens and grounds and includes mellow external elevations of part brickwork with tile hanging above and part exposed oak framing and which is mirrored to the inside with exposed beams and fine framing to the drawing room/study area. The building is of considerable history and antiquity, with the former manor house being timber framed of half H-plan and including 14th C. doorways to part and 17th C. later chimneys. The book, 'The Victoria History of the County of Sussex', records that the Clothall family lived locally from 1308 and Adam of Clothall married one of the daughters of Richard of Grinstead. John Clothall was believed to have later held the manor of Clothalls and is potentially the same John Clothall who held a knight's fee in West Grinstead in 1361. From the late 14th C. until the early 19th C. the manor descended with the Clothall moiety of Thakeham manor. In around 1836, Clothalls was sold by the Revd. Thomas Ferris to Sir Charles Burrell (of Knepp Castle) and thereafter descended with the West Grinstead manor. Until recently the property formed part of the larger West Grinstead Park Estate. The farmhouse includes accommodation of character spread over two floors and is considered - subject to all planning & Listed Building consents and Buildings Regulations approval - to offer scope to sensitively further adapt and improve the existing flexible layout and as well as to potentially include sympathetic enlargement and including within the unconverted boiler and store room areas to the North end and at the same time further external landscaping to take advantage of the house's superb setting in the middle of its estate. Close-by to the farmhouse is a pretty two storey old granary/garage building and which is similarly felt to offer potential for sensitive and sympathetic conversion and adaptation for ancillary uses (STC). The Farm Buildings (Lot 2) These extensive outbuildings lie to the West of the drive with different entrance points and good areas of hard standing. Significant parts of the buildings have been improved or renewed in recent years and are considered to offer good potential - subject to all consents - for alternative uses and including for equestrian or other uses (STC). The buildings include a substantial modernised workshop and storage barn with a fully enclosed workshop section with Powrmatic oil fired space heater and large 'tail-lift' end door to an external concrete apron. A substantial 12-bay open fronted steel framed barn lies to the West and to the North is a large 7-bay livestock barn, plus an adjacent old dairy building and former sheep barn. Twisted Oak (Lot 3) The pretty oak framed detached cottage guards the entrance drive and includes entrance hall with cloakroom, kitchen/dining room with fitted units, sitting room, two bedrooms and a bathroom. There is a South facing main garden area plus side parking/drive area. The Pasture & Woodland (whole) A wonderful feature of Clothalls is the surrounding pasture and woodland. The gateway to the farm opens into a park like setting with pasture land bordering the long private entrance drive which leads past Twisted Oak and the farm buildings to the farmhouse and then forms a ring fence around the farmstead and in turn overlooks neighbouring land of the surrounding West Grinstead Estate. There are many mature oak trees, plus the attractive mixed broadleaf Hobshorts Wood to the South-West corner. Clothalls has the advantage of direct bridleway access linking to extensive hacking including on the Downs Link and there are also public footpaths crossing the farm leading to a good variety of country walks and also to the historic St. George's, West Grinstead Parish Church.

The property occupies an enviable rural location with lovely views and approached by a its long private entrance drive which then links to Bassells Lane and then to the A24 (within 1 mile) which provides dual carriageway connections to the old market town of Horsham (7.75 miles) with its excellent range of shops, leisure and other facilities, plus restaurants and a main line railway station (London-Victoria approx. 55 mins). Local shops can be found at Partridge Green (4 miles), Henfield (7 miles) or Steyning (9 miles). Both the A24 and the A23 provide good road access to Gatwick Airport (21 miles) and the national motorway network.

Photos & particulars prepared by HJ Burt in November 2018 (Ref RBA). Services Mains water and electricity are connected to the property and, if sold in individual lots, will require the installation of separate connections or sub-metering from the currently inter-connected supplies (further details are available from the Agents). Private drainage systems to the farmhouse and Twisted Oak. Oil fired central heating to the farmhouse and Twisted Oak. Clothalls: Council Tax Band - 'G'. Twisted Oak: Council Tax Band - 'D' Registered at Land Registry under title no. WSX380254 Lotting If the farm is sold in lots, details on the ownership and future maintenance of boundaries between lots will be provided with as part of the terms and conditions of the sale for each lot along with any necessary cross easements for connections to services and the like. The vendors reserve the right to divide or combine lots and also not to sell Lots 1A, Lot 2 & Lot 3, until such time as Lot 1 has been sold. After Bassells Lane, the farm enjoys a right of way over a short section of former West Grinstead Estate drive and until reaching the private gated and cattle grid entrance to Clothalls. Public footpaths cross various parts of the farm and along with a public bridleway. The farm is sold subject to all outgoings, easements wayleaves and other rights and obligations of every description whether mentioned in these particulars or not. Fixtures and Fittings All fixtures, fittings and chattels whether referred to or not, are specifically excluded from the sale, included fitted carpets, light fittings, freestanding domestic and electrical items, all garden statues and ornaments, garden machinery and agricultural machinery. All sporting rights, standing timber and minerals, so far as they owned, are understood to be included in the freehold sale. Twisted Oak is currently let on an Assured Shorthold Tenancy and the pasture land is let on a short term grazing agreement. BPF Basic Payment Entitlements relating to the holding will be potentially available to be transferred with a sale of the holding as a whole. Local Authorities Horsham District Council ( and West Sussex County Council (

From the A24 travelling Southbound from the junction of the A272 at Buck Barn crossroads (including petrol station & late night convenience store) continue South for approx. half a mile and past the left/Eastbound turning into Partridge Green on the B2135. Thereafter, take the next turning on the left signposted to Rookcross Lane and proceed down this lane keeping left at the junction turning into Bassells Lane. Continue along this lane and proceed down this lane keeping left at the junction turning into Bassells Lane. Continue along this lane and then take the right hand drive crossing the cattle grid and leading down past Twisted Oak to Clothalls. Viewing Viewing Strictly by appointment with the Vendors' Sole Selling Agents H.J. Burt, The Estate Offices, 53 High Street, Steyning, West Sussex. 01903 879488.


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