Period Cottage, garden and parking near Frome

Tucked away, hidden from the road, the property is approached via a short private road that is shared with the attached property. Spaces include a large living area, adjoining snug and a sunny conservatory overlooking the garden.

With off road parking for 2 cars the cottage looks out over fields and woodland, offering the quintessential Somerset views from the bedrooms and kitchen. The house has a useful utility and boot room, accessed from the back currently used as the main entrance. In the kitchen is a solid wood topped fitted kitchen and range cooker with space for a large family fridge. The kitchen leads into a large, living room with a multi fuel burner with an adjoining snug or home office room. Off the living room is a large, bright, stone-built conservatory room with French doors opening to the garden. There is also a downstairs loo.

On the first floor there are 3 bedrooms: two single rooms and a master with dressing room, and a large family bathroom. The master bedroom has a triple aspect over the fields and woodland surrounding the house.

Outside
The house is accessed by a small lane set back from the road, with a double car port and outbuilding with two hard standing spaces. The large garden is thoughtfully separated into three level sections, including a small patio and large lawned area, a vegetable patch area, and end lawn with shed and composting areas, all fully enclosed. There is access to woods (via public footpaths) at the end of the garden for long walks and many local public footpaths. The borders are planted with easy to maintain planting and there are many trees planted around the area.

Situation
The cottage is situated in the hamlet of Ham Hill, set in the heart of the Mendip Hills well away from main roads but within commuting distance to Bath and Bristol and only 15 minutes from the bustling market town of Frome. Babington House private members club is a 10-minute drive away, and even closer lies the village of Vobster with the Vobster Inn restaurant. The house is very well placed for the commuter with rail links at Westbury (for London Waterloo), Bath Spa and Bristol (for London Paddington). Coleford is well served with two pubs, a Doctors’ surgery, chemist, convenience store, church and primary school. There is a mainline railway running from Bath Spa to London Paddington in about 85 mins. Plus, there are trains from Westbury (to London Waterloo), Frome local service, Castle Cary mainline (to Paddington), Trowbridge, plus Bristol airport is also within commuter distance. Frome is a historic market town with many notable buildings and features the highest number of listed buildings in Somerset. This historic Town is also popular for its artisan street markets and festival and cultural events.

Schools
There is a good selection of both independent and state schools in the area including Leigh on Mendip and Mells and Writhlington primary schools, and Frome secondary school. In the private sector there is All Hallows prep school, Kings School Bruton and Bruton School for Girls, Sexey’s School, Downside and Wells Cathedral School and the Bath schools.

Services - Mains water with private drainage – not metered Mains electricity Mains gas

Local Authority: Somerset County Council

Part A
•       Council Tax Band – D
•        Asking Price - Guide Price 
•        Tenure - Freehold
 
Part B
•         Property Type - Semi-Detached 
•         Property Construction – Standard
•         Number and types of rooms - See details and plan, all measurements being maximum dimensions provided between internal walls
•         Electricity supply – Mains 
•         Water supply – Mains        
•         Sewerage – Private + soakaway (shared with neighbour)
•         Heating – Mains Gas
•         Broadband - please refer to ofcom website. - Vendor has currently advised Truespeed fibre-optic broadband
•         Mobile signal/coverage – please refer to ofcom website. - Vendor has advised the property has EE coverage 
•         Parking – private parking for 2 cars
 
 
Part C
• Building Safety – The vendor is not aware of any Building Safety issues. However, we would recommend that the purchaser’s engage the services of a Chartered Surveyor to confirm.
• Restrictions - We’re not aware of any other significant/material restrictions, but we’d recommend you review the title/deeds of the property with your solicitor. There is a covenant on the outbuilding
• Rights and easements – There is right of way for one other property over the driveway.  We’re not aware of any other significant/material restrictions or rights, but we’d recommend you review the Title/deeds of the property with your solicitor.
• Flood Risk - according to the environment agency’s website, the property is in an area at a VERY LOW RISK from River/Sea and surface water flooding (defined as the chance of flooding each year less than 0.1%)
• Coastal erosion risk - N/A
• Planning permission – N/A  
• Accessibility/ Adaptations - none known
• Coalfield or mining area - N/A
• Energy Performance Certificate (EPC Rating) - D
 
Other Disclosures
 
No other Material disclosures have been made by the Vendor.
This Material Information has been compiled in good faith using the resources readily available online and by enquiry of the vendor prior to marketing.  However, such information could change after compilation of the data, so Lodestone cannot be held liable for any changes post compilation or any accidental errors or omissions. Furthermore, Lodestone are not legally qualified and conveyancing documents are often complicated, necessitating judgement on our part about which parts are “Material Information” to be disclosed. If any information provided, or other matter relating to the property, is of particular importance to you please do seek verification from a legal adviser before committing to expenditure.
 
Viewing by appointment only

Every care has been taken with the preparation of these details, in accordance with the Consumer Protection from Unfair Trading Regulations 2008, but complete accuracy cannot be guaranteed.  If there is any point, which is of particular importance to you, please obtain profession confirmation. Alternatively, we will be pleased to check the information.  These details do not constitute a contract or part of a contract.  All measurements quote approximate.  Photographs are provided for general information and cannot be inferred that any item shown is included in the sale.  The fixtures, fittings & appliances have not been tested and therefore no guarantee can be given that they are in working order.  No guarantee can be given about planning permissions or fitness for purpose.  Energy Performance Certificates are available on request.
 

Lodestone Property | Estate Agents | Sales & Lettings
Wells |Bruton |Shaftesbury


Viewings by appointment only

Please note that all areas, measurements, and distances in these details are approximate and the text, photos and floor plans are for general guidance only. Prospective purchasers are advised to inspect the property themselves and Lodestone Property cannot guarantee any matters relating to planning permission. No fixtures, fittings or apparatus has been tested and any furniture and fixings not itemised in these particulars may be removed by the vendors.

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