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" A realistically priced character cottage circa 17th Century situated within a stones throw of the village centre and close to local amenities.

* Entrance Hall * Sitting Room with feature Inglenook fireplace * Spacious Kitchen/Diner with modern appliances and units * Laundry/Cloakroom * Four Bedrooms * Family Bathroom with shower * Front and Rear Gardens * Gas Central Heating.

DIRECTIONS
From our office in The Borough, Wedmore, turn left and turn left at the top of the road into Combe Batch. The property will be found on the right hand side.

LOCATION
The fine Georgian village of Wedmore lies on the south side of the Isle of Wedmore and offers a good selection of shops including a chemist and a newsagent. The village has three public houses and several clubs including Wedmore Golf Club, Wedmore Opera, a thriving W.I., football, tennis, bowls, and cricket clubs. There is a doctor's surgery and a dental surgery in the village and there are also active children's groups such as scouts, cubs, brownies and guides. Local state schooling includes Wedmore First School, Hugh Sexey's Middle School (Blackford 1 mile) and Kings of Wessex Community School (Cheddar 5 miles) providing comprehensive education and a sports centre (including swimming pool and fitness gym). Private education is also available at Millfield School, Street (8 miles), and at the Cathedral School at Wells (8 miles).

Wedmore is within commuting distance of Bristol (22 miles), Taunton (27 miles), Weston Super Mare (15 miles), Bath (28 miles), Wells (8 miles) and M5 (J22) Edithmead (7 Miles).

ACCOMMODATION

Open ENTRANCE PORCH
Stone resting seat, part glazed entrance door to:

ENTRANCE HALL
Understairs storage cupboard, corner cupboard housing electric meters and modern consumer board, quarry tiled floor, exposed painted beams, feature stone wall.

SITTING ROOM
15'0" x 13'6" (4.57m x 4.11m)
An abundance of character. Picture double glazed window overlooking the front garden, feature Inglenook fireplace with floor mounted wood burning stove and recessed seat, discreet concealed lighting, heavy wooden beamed mantle, radiator, wall light points, television point, telephone point.

SPACIOUS KITCHEN/DINER
20'1" x 6'10" (6.12m x 2.08m)
Recently installed modern Farmhouse style kitchen with a range of matching units comprising; base cupboards, wall mounted cupboards, beach worktop surfaces, tiled splash backs, integrated dishwasher, integrated larder fridge, inset ceramic one and a half bowl sink unit with chrome mixer tap, further appliance space, fitted gas 'Range' cooker, quarry tiled flooring, space for family sized table and chairs, stable door to rear garden.

LAUNDRY/CLOAKROOM
7'1" x 6'7" (2.16m x 2.01m)
Window to rear, wall mounted condensing boiler for central heating and hot water, low level WC, space and plumbing for washing machine.

Returning to the Entrance Hall, stairs rise to:

FIRST FLOOR

LANDING

BEDROOM ONE
12'0" x 11'1" (3.66m x 3.38m)
Window overlooking front with partial views of the Mendip Hills in the far distance, stained wooden floor, deep built-in wardrobe, radiator.

BEDROOM TWO
12'0" x 8'1" (3.66m x 2.46m)
Window overlooking the pretty rear garden, radiator.

BEDROOM THREE
12'0" x 9'8" max. (3.66m x 2.95m)
Window overlooking front, exposed feature stone wall, painted wooden floor, radiator.

BEDROOM FOUR
8'0" x 6'3" (2.44m x 1.9m)
Window overlooking rear, painted wooden floor, radiator.

FAMILY BATHROOM
8'1" x 7'3" (2.46m x 2.21m)
Frosted double glazed window overlooking rear, white suite comprising; enamel bath with fitted shower over, low level WC, pedestal wash hand basin, part tiled walls, radiator, vinyl flooring.

OUTSIDE

To the FRONT of the property there is an enclosed garden with flower and shrub borders, pathway leading to the entrance area.

The REAR garden is also enclosed and faces in a southerly direction therefore enjoying the sun for a good part of the day. The mature garden has well established flower and shrub borders and is predominately enclosed by walling.

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. "