abliving TUNBRIDGE WELLS
LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS
ISSUE 11
TOP PROPERTIES SALES & LETTINGS Q&A WITH GUY SANKEY EASTER ACTIVITIES GREAT IDEAS FOR THE HOLIDAYS
MEET THE TEAM
Select a member of the team for more information Linda Griffin
Emma Child
Mark Bryant
Sharon CaulfeildBrowne
Dawn Birch
Dean Whitfield
Charlene Glanfield
Dan Boyes
Lisa Godin
Rachel Wallis
John Labrum
Seymour Mills
Kevin Guthrie
Laura Bates
Philippa Baston
Kate Boyes Partner, Lettings & Estate Management
Rachel North
Keren Dolan
Partner, Residential Sales
Welcome To the Spring edition of our magazine. We have a selection of the best Tunbridge Wells townhouses, village houses and country homes for sale and to rent for you to browse, including photo galleries. We also have an interview with Guy Sankey, who tells us about the history of Sankey’s and his best bits of Tunbridge Wells. As the Easter holidays fast approach we thought it would be useful to feature some of the best local children’s clubs for parents, having spent hours ourselves trying to organise holiday cover for our little cherubs! Tunbridge Wells benefits from beautiful period buildings and we have a feature ‘Behind the doors of Tunbridge Wells’ showcasing front doors linking to more information for some of our managed blocks. 2015 has kicked off with a few new faces at Alexandre Boyes – Kevin, Linda, Mark and Keren; so we have taken the opportunity to introduce you to the new team in ABliving. Spring sees both the sales and lettings markets start to come to life, so please do contact myself or Dan Boyes if you are thinking of selling or renting your properties.
KATE BOYES, FARLA MRICS
Partner EMAIL KATE
IN THIS ISSUE… abproperties 04 Spring Sales 18 Spring Lettings ablifestyle 10 Q&A Guy Sankey 12
LOCAL KNOWLEDGE
14
WHAT’S ON
Doors of Tunbridge Wells Easter holiday activities ASK THE LAWYER
16 Service charges
Established in 1998 by John Alexandre and Peter Boyes. We specialise in residential sales, lettings, block & estate management and project management. FIND OUT MORE i
SALES
Grove Hill Gardens TUNBRIDGE WELLS, KENT TN1 1SS £425,000
A beautifully presented two bedroom apartment
REQUEST A VALUATION
located in a handsome period house with the benefit of its own private entrance, parking space and courtyard garden. The property is delightfully presented throughout, and benefits from the period features one would hope to find.
the Grove Park, Claremont School, the High Street
“Minutes from the station with off road parking, described as being finished to ‘a hotel standard’.”
and Tunbridge Wells main line station with regular
BEN CAREY
The area is extremely popular for its proximity to
services to the City and West End in under an hour.
IMAGE GALLERY EMAIL DAN
FLOOR PLAN
SALES
Huntington YEW TREE LANE, ROTHERFIELD, KENT TN6 3QP £985,000
Huntington is an attractive and beautifully
REQUEST A VALUATION
positioned period house, dating from the late 1920s, in this quiet country lane close to the villages of Rotherfield and Mayfield. The house is approached via a sweeping driveway
benefits from a 26ft double aspect drawing room
“Idyllic location, finished to a high standard throughout and boasts an amazing buried wine cellar.’’
with French doors opening on to the garden
DAN BOYES
with double garage and sits back from the road in an elevated position. The accommodation
and an impressive inglenook fireplace with wood burner. The L-shaped kitchen/breakfast room has an extensive range of solid wood units with stone work surfaces and bi fold doors opening onto the garden and is complemented with a utility/ boot room. The dining room has a fantastic spiral wine cellar capable of storing 1,150 bottles and views over the front lawns. The first floor benefits from three bedrooms and two bathrooms with the master suite having ample storage and a superb en suite with fired earth fittings. The gardens to the rear of the property have been superbly landscaped and planted terraces lead to the formal lawns with mature trees and flowering plants. The rear of the garden has views across the house towards Rotherfield and includes the spire
READ MORE
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EMAIL DAN
FLOOR PLAN
of St Denys’ church in the village.
SALES
Ancroft HOLMEWOOD RIDGE, TUNBRIDGE WELLS, KENT TN3 OBN £1,500,000
Ancroft is a handsome detached family house with
REQUEST A VALUATION
sweeping gravel drive located in one of the finest private roads in the Tunbridge Wells area. The property has recently benefited from a superb
benefits from three well-proportioned reception
“With endless space, superb gardens overlooking Holmewood House School and located on the sought after Holmewood Ridge, this is a cracker.”
rooms and an open plan kitchen to
DAN BOYES
second floor extension housing the master suite, whilst still retaining six further bedrooms and three bathrooms. To the ground floor the property
the conservatory with views over the grounds. The superb mature garden comprises of a large terrace – ideal for entertaining – overlooking the lawns, which are lined with shrubs and flowering plants. The tennis court is located at the rear of the garden. Langton Green boasts many of the classic and sought after aspects of village life, with The Hare public house, butchers, local shop, primary school and Holmewood House school being within a short walk. Tunbridge Wells has an excellent range of educational, leisure and shopping facilities including the Royal Victoria Place shopping centre. Tunbridge Wells station benefits from regular services to the City and West End in under an
READ MORE
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EMAIL DAN
FLOOR PLAN
hour by fast train.
Q&A
Guy Sankey
RESTAURANT AND PUB ENTREPRENEUR GUY SANKEY REVEALS WHY KEEPING IT IN THE FAMILY HAS BEEN KEY TO HIS SUCCESS.
What feature of Tunbridge Wells
Sankey’s anti downdraft chimney
would you recommend to someone
pot can be seen everywhere. These
moving here?
products, incidentally, were formulated
Proud, comfortable, convenient, convivial.
at my great grandfather’s workshop at his house on Broadwater Down, so we
Which building in Tunbridge Wells
have a long link with Tunbridge Wells.
would you most like to buy? The Compasses, Opera House,
I joined the business having worked in
Swan Hotel.
the City for a few years, culminating in a career-changing year at Rules Restaurant.
Tell us a bit about the history behind
I worked with my parents until 1980
Sankey’s.
when Maggie, my wife, and I wished to
My parents bought the George and
develop a business along our own lines.
Dragon, Speldhurst in 1961, having
We took over The Gate by the station in
previously worked with the family
Hildenborough and quickly established it
company of JH Sankey and Sons, builders,
as a dining pub specialising in seafood.
merchants and manufacturers of building materials. Possibly the best known being Pyruma and Tiluma, specialised cements for fireplaces and tiles. The
READ MORE
GUY’S WEBSITE
IMAGE GALLERY
LOCAL KNOWLEGE
BEHIND THE DOORS OF TUNBRIDGE WELLS ENTER OUR SELECTION OF BEAUTIFUL PROPERTIES BY CLICKING ON THE DOOR. YOU’LL FIND MORE ABOUT THE DELIGHTS AND SOMETIMES SURPRISING HISTORIES BEYOND THE THRESHOLD OF THESE LOCAL BLOCKS.
W H AT ’ S O N
EASTER ACTIVITIES GREAT IDEAS FOR THE SCHOOL HOLIDAYS With a two week plus school
Holmewood House
holiday looming, parents will
Holmewood House School has
be looking for great ways to
been running holiday courses since
keep their children happily
1998. They offer a wide variety of
entertained. Whether it’s sporty
courses for children aged five to
fun, artistic endeavours or
thirteen in a secure and relaxed
developing a new skill, our local
environment, where children can
area has a range of enticing
explore new challenges or enjoy
options. Don’t let Easter break
their favourite activities.
you – there are lots of great ways to keep the little ones happy, healthy and tire them out!
READ MORE
TIMETABLES
Barracudas Barracudas Activity Day Camps operate during the Easter and summer holidays at Walthamstow Hall and Tonbridge Grammar School. With over 80 activities including motorsports, archery, fencing, clay model making, dance and drama there are plenty of activities to keep them entertained. READ MORE
WEBSITE
Tonbridge School Tonbridge school offers holiday courses in a variety of activities including swimming, dance, gymnastics, trampolining, cricket, tennis, cookery, art and glee club for ages four and over. READ MORE
TIMETABLES
Recre8 Day Camps Held at Hilden Grange School (a short walk from Tonbridge School). Individual days or full weeks are available. Camps run for nine days during the Easter holidays and 15 days in the summer, so there’s plenty of opportunity for children to try all the different activities. READ MORE
WEBSITE
ASK THE LAWYER
ARE YOU BEING SERVED? LEE REEVES PERRIN, PARTNER AT COOPERBURNETT, GIVES US THE LOWDOWN ON SERVICE CHARGES What’s a service charge?
have been reasonably incurred
It’s an amount of money:
and that any works or services that they relate to must be
1. Payable by the tenant of a
of a reasonable standard.
residential dwelling as part of or in addition to the rent.
Should the landlord consult with the residential
2. Payable directly or indirectly
leaseholders before
for services, repairs,
embarking on the work?
maintenance, improvements,
Landlords must consult with
insurance and the landlord’s
residential leaseholders before
costs for management and
doing the work, under the
administration, and which,
section 20 of the Landlord and Tenant Act 1985 procedure,
3. Varies, or may vary, according to the relevant costs.
before carrying out any works above a certain value or before entering into any
Should the charge be
long-term agreement for
reasonable?
the provision of services.
A landlord may only include costs in the service charge
As if the above was not
to the extent that they are
enough, the Upper Tribunal
reasonable, i.e. that the costs
(Lands Chamber) has held
in a recent case, taken by a residential tenant against a council landlord, that when considering whether the service charge costs for improvements (as distinct from repairs) are reasonable, the landlord must show that it has considered both of the following: 1. The availability of an alternative and less
the alternative approaches
expensive remedy.
and the ďŹ nancial impact on tenants of improvements
2. The views and the ďŹ nancial
before proceeding. However,
means of the tenants who
such a decision will be
will be required to pay for
welcomed by tenants as a
the works.
further safeguard against unreasonable service charges.
Such a decision is bound to increase the administrative
EMAIL LEE
burden on landlords to show that they have considered both
WEBSITE
LETTINGS
Bourne House BRENCHLEY, TN12 7NQ £1750 PCM
Bourne House is an attractive Grade II listed property located in the heart of this quintessential English village surrounded by orchards and farmland. Brenchley itself is situated in the heart of the Weald of Kent and in the High Weald area of outstanding natural beauty. The house has
three bedroom house, yet still retains many of the
“Absolutely stunning refurbishment of a Grade II listed property in a beautiful rural location.”
period features one would hope to find, such as
KATE BOYES
undergone a full refurbishment programme in its transformation from the local village store into this
fireplaces, exposed beams and brickwork and far reaching views over farmland. The property is arranged over three floors and has a new side entrance with stairs up to the hallway, raised dining platform and stairs to the basement, first floor and doorway through to the sitting room with open fire. Pocket sliding doors open to reveal the kitchen/breakfast room, which benefits from a White Quartz work surface, sink, integrated cooker, hob, dishwasher and tall fridge freezer. On the first floor there are two bedrooms, the master with en-suite shower. The second bedroom to the rear has countryside views and is next to the family bathroom. The third bedroom is on the second floor along with dressing room and W.C. The basement houses
READ MORE
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EMAIL KATE
FLOOR PLAN
a utility room, W.C and large storage area.
LETTINGS
Stone Cross Oast ASHURST, TN3 9SX £2250 PCM
A five bedroom attached oast house located in Ashurst, approximately 4 miles to the West of Tunbridge Wells with a double garage and great family garden. The accommodation includes a kitchen/breakfast room, sitting room, dining room and cloakroom en suite shower room and two further bedrooms
“Beautiful rural location yet only a short drive out of Tunbridge Wells.”
on the first floor, with two further bedrooms on
EMMA CHILD
on the ground floor, master bedroom with
the second floor. The house is approached via a shared gravel drive with parking to the front. The garden to the rear and side of the house is mainly laid to lawn, with a terrace approached from the sitting room. The kitchen and utility area boasts a kitchen with Silestone worktops and integrated appliances. The sitting room, with French doors to garden, enjoys an inglenook fireplace with log burner. The master bedroom with wood effect flooring enjoys a newly fitted shower room. The rooms on the second floor are ideal as a study, playroom or further bedrooms. The property is available from the beginning of April 2015 unfurnished for a short term let until August.
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FLOOR PLAN
LETTINGS
Molyneux Park Road TN4 8DN £2000 PCM
A tastefully appointed spacious ground floor apartment located close to Tunbridge Wells town centre, and within walking distance of the station. The property benefits from its own garden and parking, and the accommodation includes two
kitchen/dining room with doors to garden and
“Spacious ground floor apartment with a quirky touch and within walking distance of the town centre.”
sitting room with bay window and doors to garden
LAURA BATES
double bedrooms, family bathroom, en-suite shower room to master bedroom, open plan
on the ground floor. The lower ground floor has recently been refurbished to offer a third double bedroom with en-suite. The property benefits from off road parking and a large private garden to rear. The property is located close to Mount Ephraim, the Common and within walking distance of a number of schools including Bishops Down, TWIGGS & Skinners.
IMAGE GALLERY EMAIL LAURA
FLOOR PLAN
E X PA N D I N G T H E T E A M … !
NEW ON THE BLOCK SPRING IS IN THE AIR AND THE ALEXANDRE BOYES TEAM IS DEFINITELY BLOSSOMING WITH THE RECRUITMENT OF SOME TALENTED AND EXPERIENCED NEW MEMBERS. WE’D LIKE TO INTRODUCE YOU TO THEM AND HOPE YOU’LL ENJOY MEETING OR SPEAKING WITH THEM SOON!
LINDA GRIFFIN
KEREN DOLAN
Linda joined Alexandre
Keren has been in
Boyes in 2015 and is
property management
responsible for the day-
for 14 years looking after
to-day management of
a wide range and size of
Estates in our portfolio
developments both on
with listed or historic
behalf of Freeholders and
signiďŹ cance, with
Resident Management
particular focus on
Companies.
land management.
READ MORE
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KEVIN GUTHRIE
MARK BRYANT
Kevin is a highly skilled
In 2014, it became
residential block
increasingly apparent
manager with 30 years of
that with the continuing
experience. He started
expansion of our Lettings
his career in property
and Block Management
management as a repairs
portfolios, we would
clerk discussing problems
need to bring on board
with tenants and arranging
an experienced
works to be implemented.
in-house maintenance
READ MORE
team to offer a quick, reactive and reliable service to our clients. READ MORE
www.alexandre-boyes.co.uk
RESIDENTIAL SALES RESIDENTIAL LETTINGS ESTATE AND BLOCK MANAGEMENT PROJECT MANAGEMENT RESIDENT - SELF MANAGE ONLINE 48 MOUNT EPHRAIM TUNBRIDGE WELLS KENT, TN4 8AU
01892 525 522
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