Kennel Batch, Wells

SUMMARY
A substantial and versatile detached family home quietly tucked away in a stunning position surrounded by National Trust land just two miles from Wells. Acre of gardens and a wealth of opportunity to create a fabulous family home ** Existing 3 Bedroom Annex ** Large Garage & Stone Outbuildings.


DESCRIPTION
Found on the edge of the village of Wookey Hole, nestled on the slopes of the beautiful Mendip Hills in an 'Area of Outstanding Natural Beauty', this substantial rural home offers so much more than meets the eye! An attractive and historic 7- bedroom country home dating back to the 1400's, Ebbor Hall showcases original features throughout and flexible well-proportioned accommodation that provides a scope of versatile uses. A fine family residence in a beautiful rural and private setting, with existing annex with its own garden and parking, providing secondary accommodation ideal for letting out as an Air BnB / long term let or accommodation for a family member.

The reception rooms are interchangeable with formal and family casual options, full of natural light and with stunning focal point feature fireplaces at the heart of them all. The traditional kitchen/breakfast room provides a great hub for all the family with useful utility room and walk-in pantry at one end, whilst upstairs there are impressive bedrooms with en-suite, dressing room, and a choice of bathrooms. Outside the gardens occupying approximately an acre plot, enjoying attractive outlooks over the surrounding countryside, and arranged with an orchard area, vegetable garden, walled rose garden, crochet lawn, pond with running spring water and avenues of trees leading to a generous driveway approach to the property, plus double garage.

Entrance Hall 8' 11" x 16' ( 2.72m x 4.88m )
The house offers more than 4811 sq ft of accommodation arranged over two very generous floors and the entrance hall is no exception to the impressive accommodation proportions on offer. An impressive space to welcome visitors as well as being a practical entrance reception, the entrance hall has wooden front door to the front aspect with window to the side, a high skirting board surround and traditional styles column radiator. Staircase rising to the first-floor landing and wood panelled doors open through into:

Music Room / Reception 13' 2" max x 15' 3" max ( 4.01m max x 4.65m max )
This high-ceilinged room benefits from plenty of natural light featuring a large, original sash window with attractive wooden shutters to the side aspect and double-glazed French doors to the side aspect open out into the walled rose garden. At the focal point of the room is a cast iron Victorian fireplace with slate hearth, marble surround and mantle. Also installed is a gas fire. The floor has been sprung and can accommodate a grand piano and the room features cornices, architraves, high skirting surrounds and fitted library shelving to the chimney recess and walls, all providing a subtle grandeur to this very traditional room. Radiators. Wood panelled door leading into:

Garden Room 14' 11" x 16' 8" ( 4.55m x 5.08m )
Providing an informal cosy space full of character, the sitting room is full of beautiful architectural features including rustic wooden ceiling beams, a stunning intact vintage parquet floor, picture rail surround and open fireplace with wooden surround, mantle, and slate hearth. The room opens out onto the Barbeque area and croquet lawn via external wooden French doors with leaded glazed panels, and a panelled wooden latch door leads into a rear lobby with flagstone floor, built in understairs cupboard, radiator, wooden latch door into dining room and further wooden latch door to the rear garden.

Kitchen Dining Room 14' 11" max x 16' 3" max ( 4.55m max x 4.95m max )
Standing at the centre of the property is the classic traditional kitchen. A large open family space with a mid-19th-century fireplace at its focal point, a stunning Oak fireplace surround and mantle, set with a conventional Aga stove. A large sash window with working wooden shutters and window seat is positioned to the front aspect and there is generous space to place a large dining table at the heart of the room. Bespoke fitted Oak based kitchen dresser. Radiator. Wood panelled door leading back into entrance hall. Further wood panelled door opens through into:

Utility Room 10' 6" x 11' 3" ( 3.20m x 3.43m )
With glass panelled window to the front aspect. Fitted with a range of base units with worktops over and further tall cupboard storage. Inset one ad a half bowl composite kitchen sink drainer with mixer tap over and tiled splashback surrounds. Space and plumbing for washing machine. Space and plumbing for dishwasher. Radiator. Wooden latch doors into:

Cloakroom 
Fitted with low level wc and wall mounted wash hand basin. Extractor fan. Radiator.

Airing Cupboard 
Fitted with shelving and housing the immersion heater.

Walk-In Pantry 
Glass panelled window to the front aspect. Wall mounted boiler. Fitted with shelving.

Inner Lobby 
With flagstone flooring and wood panelled door into:

Lounge 13' 7" x 24' 7" ( 4.14m x 7.49m )
Double reception space consisting of lounge and dining room, divided by wood panelled door and a stone exposed double-sided Inglenook fireplace with exposed lintel over, central grate and stone hearth. The central chimney with copper hood is a fantastic feature of the room, adding warmth and atmosphere to the adjoining rooms.

Dining Room 15' 1" x 19' 3" ( 4.60m x 5.87m )
Full of rustic charm with exposed wooden beams, attractive flagstone flooring dating back to 15th century, picture rail surround and a fitted bespoke dresser positioned between two wooden latch doors. Leaded glazed panel window to the rear aspect with window seat under enjoying views over the gardens and there is ample space for a large dining room table and chairs to be placed by the exposed stone fireplace. Radiator.

First Floor Landing 
Partially galleried landing with large double wood-panelled doors opening into linen cupboard. Steps up to inner landing. Wooden latch door into:

Bedroom Three 11' 4" x 13' 5" ( 3.45m x 4.09m )
Situated to the rear of the property with a charming dual aspect enjoying views over the gardens and the surrounding countryside, the 3rd bedroom is an excellent sized double room with leaded glazed panel window to the rear aspect and window to the side aspect. Feature fireplace with wooden surround and mantle and inset with cast iron grate. Radiator.

Main Bedroom 12' 10" x 19' 2" ( 3.91m x 5.84m )
The main bedroom is a light impressive room with high ceilings and a bright dual aspect enjoying attractive garden views via two leaded glazed panel windows to the rear aspect and a double-glazed window to the side aspect. Benefitting from a dedicated large dressing room, this is a traditional and graceful room of grand proportions. Access into roof space. Radiator. Latch door into:

Dressing Room 
The size of a large double bedroom, the dressing room has leaded glazed panel window to the rear aspect and has been fitted with a range of built in wardrobes providing generous clothes storage and an additional benefit to the principle suite. Radiator.

Bedroom Two 14' 3" x 21' 2" ( 4.34m x 6.45m )
Full of light and character with large double glazed sash window to the front aspect and double-glazed window to the rear aspect. A large double bedroom with feature cast iron grate fireplace with wooden surround and mantle. Built in wardrobe with double, wooden doors and cupboard storage over. Radiator. Wood panelled door into:

En Suite Bathroom 
Double glazed sash window to the front aspect. Fitted with a suite comprising panelled bath with mixer tap and shower attachment over, tiled adjacent walls and fitted glass shower screen. Wash hand basin with tiled splashback surrounds. Low level wc. Radiator.

Bedroom Four 14' 11" x 17' ( 4.55m x 5.18m )
Further double bedroom with double glazed sash window to the front aspect. Radiator.

Cloakroom 
Part tiled wall surround. High cistern traditional toilet.

Bathroom 
Double glazed window to the front aspect. Part tiled wall surround. Free standing bath. Wash hand basin enclosure with cupboard storage under. Column Radiator.

Bathroom 
Glazed panel window to the front aspect. With suite comprising free standing bath with mixer tap and shower attachment over. Wash hand basin. Low level wc. Bidet. Column Radiator.

Annex 
Ebbor Hall also comes with a self-contained annex with garden and parking, providing useful ancillary accommodation to the main house for an independent relative or rental purposes. Forming part of the property, the annex provides huge potential as a substantial self-contained home, accessed via a separate external entrance, or can be incorporated as additional family accommodation interconnecting within the property.

Entrance Hall 
Double glazed door to the front aspect. Double glazed window to the front aspect. Part wood panelled walls. Stair rising to the first floor. Wood panelled door into:

Kitchen 10' 10" x 12' 5" ( 3.30m x 3.78m )
Double glazed window to the rear aspect. Fitted with a range of wall and base units with contrasting work surfaces over inset with a stainless-steel sink drainer with mixer tap over and complementing splashback. The kitchen requires completing and currently offers plumbing for washing machine and is fitted with extractor hood. Wooden panel door into built in storage cupboard.

Living Room 14' 7" x 15' 11" ( 4.45m x 4.85m )
Dual aspect living room with double glazed window to the rear and double-glazed French doors opening out into the wrap around gardens. Part wood panelled walls. Electric storage heater. Picture rail surround.

First Floor Landing 
Split level landing with two double glazed windows to the rear aspect enjoying views over the gardens and surrounding countryside. Built in storage cupboard. Part wood panelled walls. Wood panelled doors into:

Bedroom One / Five 10' 9" x 15' 11" ( 3.28m x 4.85m )
A good-sized double bedroom with double glazed windows to the rear and side aspects. Electric storage heater.

Bedroom Two / Six 8' 9" max x 12' 7" ( 2.67m max x 3.84m )
Double glazed window to the front aspect. Electric storage heater. Wardrobe recess over stairs.

Bedroom Three / Seven 8' 1" x 12' 6" ( 2.46m x 3.81m )
Double glazed window to the front aspect. Electric storage heater.

Bathroom 
Obscured double glazed window to the front aspect. Fitted with a suite comprising panelled bath, wall mounted wash hand basin and low level wc.

Gardens 
The property is set in a wonderful edge of village location, a perfect vantage to enjoy views over the neighbouring countryside whilst providing a high level of privacy and the well-stocked gardens are a true feature of the property, arranged with extensive lawns incorporating an array of young and mature trees, including ancient cider apple trees, plum, eating apple and walnut. A stoned walled rose garden is positioned to the side of the property abutting the music room, where a further two newly planted Golden Delicious apple trees are found, with mature vines set against the south facing wall. Further, there is a back low-walled garden, crochet lawn and pond with running water provided from a natural spring positioned on the hill behind the property, also available on tap, a forest area and low walled established vegetable garden that provides a variety of fruits and vegetables including blackberry, gooseberry, raspberry bushes, and rhubarb plants, whist housing a working well and nursery area with poly tunnel.

A glass covered paved terrace patio is located as you set out of the back door, perfect for entertaining and ideal for summer evenings, enjoying attractive views over the gardens and encompassed by character stone outbuildings and wood store, with Roman tiled roof, water tap, and electricity fitted, ideal for garden storage or workshop / studio space. From the garden you can walk out into open fields, where public foot path leads to the top of Ebbor Gorge where stunning views across Somerset to Glastonbury Tor, Bream Down and Hinkley Point can be enjoyed.

Double Garage 20' x 25' ( 6.10m x 7.62m )
Double car garage with electric up and over door, power, plumbing (hot and cold) and light connected and a rear service door into the property.

Driveway Approach 

Agent's Note: 
We have been advised by our Vendor that the property can be sold as is or with the inclusion of a selection of furniture.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.