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For Sale 5 Bedrooms 3 Bathrooms 2 Receptions£1,325,000
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Westwood Park, Forest Hill, SE23 - £1,325,000

All you can see are trees and sky to the rear of this house while the path alongside it leads straight into Horniman Gardens and its unspoilt nature trail. This is, quite arguably, the very best spot on the entire street. The garden plot is large due to its corner position; the rear vista is incredible and you're yet moments to a renowned, village-style primary school. Horniman Primary has always been uniform-free and one of the smallest schools in the borough. Life on Westwood Park is slower, greener and particularly friendly yet everyday conveniences are only 10-15 minutes' walk away.

The work to the house has already been done, it's been updated and rejigged to create a family-happy home where living can be as open plan as you want. The main living space is at the back of the house designed around a streamlined kitchen/diner with concertina doors and a matching vaulted skylight. Keen cooks can make use of the four column-fitted ovens (two are microwaves) and a large inset gas hob; modern luxuries include a dishwasher, tall fridge/freezer and wine cooler. The utility room has a Bosch washing machine, tumble dryer, garden door, sink, units, space for a washing machine, dryer and back-up fridges and freezers. There's a downstairs cloakroom and a study/home office for escapee homeworkers or homework workers - perhaps a place for children to study uninterrupted. Two reception rooms are arranged so the rear space is open to the kitchen/diner with dividing doors that enable the front room to be closed off - in other words, films can be watched while the rest of the household kicks up a storm.

Of the four first-floor bedrooms, two are doubles and two are large singles. The front bedroom has an en suite shower room with a walk-in double shower, W.C, heated towel rail and wall-hung basin with a vanity unit. The family bathroom has a bath under the window, separate shower with a giant rainfall shower rose, wall-mounted basin with a vanity unit, heated towel rail and a W.C. It's identical to the en suite bathroom in the second-floor attic conversion. This, the largest bedroom, has been created using a dormer Juliet balcony that indulges you with those fabulous rear views.

Trains from Forest Hill travel on the London Bridge to Victoria line while London Overground services link to Canada Water, Shoreditch, Hoxton, Dalston Junction and Highbury & Islington. The station is a 14-minute walk, as is Forest Hill's centre. You'll find coffee shops with character (St David, The Teapot, The Archie Parker), bistros with art galleries (Canvas and Cream), pubs with good food (The Sylvan Post, The Dartmouth Arms) and excellent restaurants (The Perry Vale, The Signal). There's also a Sainsbury's, two delicatessens (Aga's, Il Mirto), an artisan butcher (The Butchery), modern swimming pool and leisure centre and several good independent shops (Stag & Bow, Bunka, Wild Horses).

Horniman Primary is has a particularly village-feel about it while local state secondary schools achieve remarkable results for fully comprehensive London schools (The Forest School, The Sydenham School). Older children can also apply to Kingsdale while several Kent grammars are directly commutable. Some of the country's top independents are a 10-minute drive away (Alleyn's, JAGS, Dulwich College) while St Dunstan's and Sydenham High are closer still.

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IMPORTANT NOTICE

Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquires to ensure that our descriptions are likely to match any expectations you may have of the property. We have not tested any services, systems or appliances at this property. We strongly recommend that all the information we provide be verified by you on inspection, and by your Surveyor and Conveyancer.

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Tenant Letting Fees

Starting The Tenancy

Offer Accepted (subject to contract)

Tenants should budget for the following payments and charges when pursuing a rental property through Roy Brooks. All tenant charges are quoted INCLUSIVE of VAT.

Pre-tenancy admin* (includes referencing and tenancy agreement) £195 per tenant

Holding deposit* 2 x week's rent*

* if you pay a holding deposit and later withdraw, you will lose part or all of the above. If your referencing proves satisfactory and you proceed to move in, the holding deposit will be set off against the initial rental payment, (you do not make this payment twice). If you fail to attend your check in or check out at the right time and a further appointment has to be made, a rebooking charge of a further 50% will be payable.

Pre-move-in payments

Once all tenants have passed referencing you will need to make the following payments available as cleared funds before signing contracts prior to move-in:

Security deposit 6 x week's rent

Rent (less the holding deposit already taken, as above) 1 x month's rent

These charges may vary depending on an individual landlord's requirements. However further rents must be paid by standing order from a single nominated UK bank account. If any amendments should be negotiated to the tenancy agreement, there will be an additional charge of £120.

THIS CONCLUDES THE PAYMENTS AND CHARGES ASSOCIATED WITH MOVING-IN

Ending The Tenancy

At the end of the tenancy, the following charge will fall to the tenants

Inventory Checkout from £78 - £204

Renewals

Negotiation and preparation of renewal tenancy agreement £120 per tenancy

Early release charge

If for any reason, one or all tenants request to end the tenancy earlier than the end date in your tenancy agreement, your landlord does not have to agree, however if an agreement can be reached, it will be subject him/her being reimbursed for any financial loss he/she might suffer as a result. This may include:

All tenants

A pro-rata reimbursement of the letting fee already paid by your landlord to us calculated as a daily rate from the date you desire to leave until the contractual end of the tenancy: Variable

The landlord's cost of the preparation of a new agreement £120

An individual tenant

The landlord's cost of the preparation of a new agreement £120

The new tenant's cost of referencing/ tenancy agreement & admin £195

The cost of an interim inventory check-in and check-out £125

Deposit protection scheme registration, including administration charge £30

Roy Brooks is a member of the Property Ombudsman Scheme. Further details can be found at www.tpos.co.uk