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" A good sized family house set on an exceptional corner plot enjoying a southerly aspect. Having been refurbished over recent years this is excellent value for money for a three bedroom house.

The accommodation comprises entrance hall, cloakroom, recently re-fitted dining kitchen, sitting room with patio doors onto the garden, three well proportioned bedrooms and a bathroom. Double glazing. Gas fired central heating. Solar panels for hot water. Large, corner plot garden. Residents' parking.

DIRECTIONS

From Wells city centre follow signs for Cheddar A371 onto the Portway. Turn right into Charter Way and take the third turning left into Hamilton Court. The property can be found in the left hand corner on the upper side of the road.

LOCATION

Wells is the smallest Cathedral city in England and offers a wide choice of shops and facilities including a particularly good range of schools (both state and private). Bristol and Bath lie c.22 miles to the North and North East respectively.

ACCOMMODATION

All measurements are approximate.

Canopy porch with outside cupboard sheltering part glazed UPVC door to:-

ENTRANCE HALL
Stairs to first floor. Thermostatic heating controls. Fuse box. Radiator.

CLOAKROOM
Fitted with W.C. and wash hand basin. Tiled floor. Half tiled walls. Extractor fan.

DINING KITCHEN L-SHAPED 15'7" x 8'11" + 8'4" x 8'0" (4.75m x 2.72m + 2.54m x 2.44m)
Double glazed window to the rear and half glazed door to the rear. Recently re-fitted with a range of wall and base units. Stainless steel gas hob and fan assisted electric oven with extractor hood over. Plumbing for automatic washing machine. Space for fridge freezer. Wall mounted gas fired combination boiler supplying domestic hot water (in addition to the solar panels) and central heating. Timer controls. Understairs recess with fitted storage providing a study/homework area. Telephone point.

SITTING ROOM 15'7" x 13'3" (4.75m x 4.04m)
Double glazed window to the rear. Double glazed patio doors to the side. Television point. Double radiator.

FIRST FLOOR LANDING
Built-in shelved cupboard. Double radiator.

BEDROOM ONE 13'6" x 9'6" (4.11m x 2.9m)
Two double glazed windows to the rear. Built-in wardrobe with hanging rail and shelf. Wall light points. Telephone point.

BEDROOM TWO 13'10" x 8'4" (4.22m x 2.54m)
Double glazed windows to the rear and side. Built-in wardrobe with shelf.

BEDROOM THREE 10'6" x 7'0" (3.2m x 2.13m)
Double glazed window to the side.

BATHROOM
Double glazed window to the front. Fitted with a suite comprising W.C., wash hand basin in vanity unit and panelled bath with shower over. Fully tiled walls and floor. Radiator.

OUTSIDE
The south facing rear garden enjoys views of the Mendip Hills and is bounded by panelled fencing. It is mainly laid to lawn with a large patio area and well stocked flowerbeds. Large wooden shed 11'8" x 7'9" (3.56m x 2.36m) with power and light.

The total plot (including the house) extends to 63'0" x 59'0" (19.2m x 17.98m).

To the front of the property there is a residents' parking area.

LOCAL AUTHORITY
Mendip District Council, Cannards Grave Road, Shepton Mallet BA4 5BT. 01749 648999 www.mendip.gov.uk

COUNCIL TAX
Band C

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "