Figure 1POUND COTTAGE, ALHAMPTON

gjLAND AT HONEYHURST COTTAGE NORTONRODNEY MALREWARD STOKE LEIGH UPON MENDIP

HONEYHURST COTTAGE, RODNEY STOKE, Guide Price £535,000 • Wells 6 miles • Bristol 22 miles • Bath 22 miles

A beautifully presented country home with mature private grounds within a stunning rural setting on the western edge of the

in the popular village of Rodney Stoke.

 Farm House Kitchen/Breakfast Room  Four Bedrooms

 Laundry Room and Cloakroom  Family Bathroom

 Sitting Room  Family Shower Room  Family Room  Stone Garage/Workshop with potential to convert to an Annexe &  Garden Room Ample Parking  Beautiful Gardens of a Third of an Acre

DESCRIPTION Honey hurst Cottage is a well-presented country home dating back to circa 1840 having been extended approximately 50 years ago. Situated on the edge of the wonderful Mendip Hills within the village of Rodney Stoke close to the Cathedral City of Wells and easily commutable to Bristol and Bath. The ground floor includes a hallway and three reception rooms, being a sitting room with an open fireplace, a family room with French doors to the gardens and a garden room with doors to the grounds too. The dual aspect farmhouse kitchen/ breakfast room has a range of bespoke floor to wall units, marble and wooden work surfaces and an oil fired AGA. The first floor enjoys a deep landing with the principal bedroom being dual aspect with lovely views and built in wardrobes. There are three further bedrooms a family bathroom with a separate family shower room too. Honeyhurst Cottage sits within a mature private plot of approximately a third of an acre. From the gated entrance the drive way sweeps round into an ample parking and turning area towards the stone constructed detached garage/workshop. There is potential to convert the garage into an annexe or home office subject to relevant planning permission. The gardens are laid to lawn, well crafted and full of mature beds, borders and trees with fantastic rural views. The property is an opportunity not to be missed.

A beautifully presented

country home with mature

private grounds within a

beautiful rural setting.

GENERAL PROPERTY INFORMATION

TENURE The property is of freehold tenure with vacant possession upon completion.

OUTGOINGS Council Tax Band - F

PUBLIC AUTHORITIES Council – tel:0300 303 8588

SERVICES Mains water and electricity, private drainage and oil central heating

FIXTURES AND FITTINGS

All those items usually regarded as retained to the vendors are specifically reserved out of the sale, although some may be available to the purchaser if required at valuation.

POSTCODE BS27 3UJ

VIEWING Strictly by appointment with the Vendor’s Agent, Killens Telephone 01749 671172

ENERGY PERFORMANCE CERTIFICATE Rated E – please view at view at www.killens.org.uk

DIRECTIONS Take the A371 from Wells to Rodney Stoke and take the left turn into Millway. Follow along Millway until you turn left into Stoke Street. You then take the next left into Honeyhurst Lane for approximately half a mile and Honeyhurst Cottage will stand out on the left hand side.

SITUATION

The highly popular village of Rodney Stoke lies directly between Wells and Cheddar with local facilities including a church and Public House. Both Wells and Cheddar are a short drive, offering extensive ranges of day to day amenities as well as schooling at all levels. The Saxon village of Wedmore is also a short drive across the Levels where there is a fabulous range of village amenities. Rodney Stoke is also well placed for road access to the A38 and M5 allowing for commuting to Bristol Airport and Bristol beyond. The city of Wells is within a fifteen minute drive and has a wide range of individual and high street shops. A wider range of facilities can also be found at Bath, Bristol and Taunton which are all within easy reach. Bristol International Airport is approximately 15 miles away.

A wide range of good educational establishments can be found at all levels in the local area from both the public and private sectors which include Westbury-sub-Mendip Primary School, The Blue School, Kings of Wessex Upper School, Wells Cathedral School, Sidcot and Millfield.

The area is also well known for its variety of sporting and leisure facilities including walking and cycling. There are leisure centres at Cheddar, Wells and and golf courses at Farrington Gurney, Mendip (outside ) and Wells. Sailing at Lake and fishing at both Chew Valley and Lakes. Horse Racing at Bath and Wincanton.

www.killens.org.uk

V1 04/01/17 Killens and their clients give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representation of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and any plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Killens have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

5 South Parade, Chew Magna, Bristol, BS40 8SH The Cake House, Upper Lodge Farm, , BA3 4DH 10 Sadler Street, Wells, Somerset, BA5 2SE Telephone: 01275 333993 Telephone: 01761 241127 Telephone: 01749 671172 Email: [email protected] Email: [email protected] Email: [email protected]

www.killens.org.uk