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" A warm and welcoming Victorian townhouse arranged over three floors and offering generous accommodation with lots of character. Of particular note is the 23' long kitchen/breakfast room with "Esse" range cooker. Viewing highly recommended.

The accommodation comprises entrance lobby and hall, cloakroom, sitting room, dining room, breakfast room opening kitchen, three bedrooms and a bathroom on the first floor and large master bedroom with en suite on the second floor. Gas central heating. Double glazing. Garden to front and rear. Easy off street parking.

DIRECTIONS
From the centre of Wells proceed onto the Relief Road and follow signs for Wookey Hole. At the traffic lights turn left into Wookey Hole Road and then take the next left into a parking area. The property can be found on the right hand side.

LOCATION
Set within a level walk of the city centre the property enjoys some fine views to the front and is well set back from the road. It has the added benefit of an area immediately outside providing parking for local residents. Wells is the smallest Cathedral city in the United Kingdom and offers a wide choice of shops and facilities including a particularly good range of Schools (both state and private) within walking distance. Bristol and Bath lie c.22 miles to the North and North East respectively.

ACCOMMODATION

All measurements are approximate.

UPVC part glazed door with fanlight over to:-

ENTRANCE LOBBY
Cupboard with fusebox. Tiled floor. Dado rail.

ENTRANCE HALL
Stairs to first floor. Understairs cupboard. Telephone point. Dado rail. Radiator.

CLOAKROOM
Double glazed window to the side. Fitted with wash hand basin and W.C. Tiled floor. Radiator.

SITTING ROOM 12'8" x 11'11" (3.86m x 3.63m) excluding bay
Double glazed bay window to the front. Feature tiled fireplace with slate surround. Television point. Picture rail. Dimmable light. Varnished floorboards. Two radiators.

DINING ROOM 13' x 10'6" (3.96m x 3.2m)
French doors to the rear. Feature open fireplace. Fitted cupboard. Television point. Picture rail. Varnished floorboards. Radiator.

KITCHEN/BREAKFAST ROOM 23'9" x 8'11" narrowing to 6'7" (7.24m x 2.72m narrowing to 2.01m)

BREAKFAST ROOM 12'1" x 8'11" (3.68m x 2.72m)
Double glazed window to the side. Wood burning 'Esse' range. Picture rail. Tiled floor. Radiator.

KITCHEN 10'7" x 6'7" (3.23m x 2.01m)
UPVC stable door to the side. Double glazed window to the side. Fitted with a range of wall and base units with granite effect worksurface over. One and a half bowl sink with mixer tap. Plumbing for washing machine. Integrated freezer, fridge and dishwasher. Stainless steel gas hob and electric double oven with stainless steel canopy extractor hood over. Wall mounted gas fired combination boiler supplying central heating and hot water.

FIRST FLOOR LANDING
Stairs to second floor. Access to roof space.

BEDROOM TWO 16'4" x 11'11" (4.98m x 3.63m)
Two double glazed windows to the front. Feature fireplace. Varnished floorboards. Radiator.

BEDROOM THREE 13' x 10'7" (3.96m x 3.23m)
Double glazed window to the rear. Varnished floorboards. Radiator.

BEDROOM FOUR 9' x 8'11" (2.74m x 2.72m)
Double glazed window to the rear. Varnished floorboards. Radiator.

BATHROOM
Double glazed window to the side. Fitted with a suite comprising panelled bath with mixer shower over, pedestal wash hand basin and W.C. Shaver point. Extractor fan.

SECOND FLOOR

BEDROOM ONE 16'2" x 13'9" (4.93m x 4.19m)
Double glazed window to the rear. Varnished floorboards. Radiator.

EN SUITE SHOWER ROOM
Velux window to the front. Fitted with shower cubicle, wash hand basin and W.C. Halogen downlighters. Towel radiator.

OUTSIDE
The front garden has a wrought iron gate with steps leading to a brick paviour path. Raised vegetable beds. Outside light.

REAR
The west facing garden has a gravelled area with wooden store shed leading onto a patio area. Lawned garden with rear pedestrian access. Two further wooden store sheds. Outside light and power. The rear garden measures approx. 64' maximum

(19.51m) in length

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

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. "