KINGS HAY, BACK LANE, WESTBURY SUB MENDIP, WELLS, BA5 1HZ

KINGS HAY, BACK LANE, WESTBURY SUB MENDIP, WELLS, BA5 1HZ

An absolutely delightful individual home with excellent accommodation, great views, beautiful gardens and a wonderful location on the edge of this popular village a short drive from Wells.

Kings Hay has exceptionally generous and flexible accommodation which includes a reception hall, a large sitting room, an adjoining but separate dining room, inner hall, kitchen & breakfast room, utility room, cloakroom, 5 bedrooms and 3 bath/shower rooms. Gas CH.

Outside are a double garage, extensive parking and well landscaped gardens

Offers are invited in the region of £625,000

About the area Wells is the smallest city in (population about 11,000) lying in beautiful countryside between the Levels and the – an Area of Outstanding Natural Beauty. Wells medieval centre has local markets twice a week, good restaurants, a thriving high street and many important ancient buildings, including the Cathedral and moated Bishops Palace and gardens. There are four major supermarkets on the edge of the city. Wells Leisure Centre has the usual facilities of gym and swimming pool to add to Wells Rugby Club, Tennis club, Bowling club and Golf course. Throughout the year Wells hosts festivals for Music, Literature, Art and Food, and has twinned links with Burgundy, the Rhineland and Northern Italy. There are many societies and clubs for those who would like to join a diverse social community. The major towns of the area, Bristol, Bath, Taunton and Yeovil are all within commuting distance. There are excellent state & independent schools in the area which include several good primary schools, Wells Blue School, Strode College, Wells Cathedral School, Downside, All Hallows and Millfield . Wells is a transport hub for bus services, including daily services to London. Main line trains run from Castle Cary and Bristol International Airport is 35 minutes drive away.

Westbury-sub-Mendip is a village with a population of about 800, situated on the southern slopes of the Mendip Hills, half-way between Wells and the world- famous Cheddar Gorge. The village has a good community with many societies and organisations, a pub, village stores and post office and not least an excellent primary school (for seniors it is within the Blue School catchment area). For more information on the village go to www.westbury-sub-mendip.org.uk

Kings Hay is set in a lovely location on the quiet peaceful outskirts of the village yet only a short walk from the centre. A wide entrance gate opens in to large gravelled driveway. The property is a single storey building which has quite exceptional accommodation with large living areas and 5 bedrooms which gives scope for a study, storage, hobby room, etc. In addition the cloakroom can also be used as a 6th bedroom if needed.

A large canopied porch with lighting and a hardwood door opens to a reception hall with a cloaks cupboard and doors to the sitting room and an inner hall. The sitting room is a very attractive well proportioned 30 ft. room with a triple aspect including a corner window and full length side windows. The focal point is a fireplace with a marble surround and an inset wood burning stove. Other details include the high ceiling with exposed beams, wall lights, recessed lighting and a 5 amp lighting system. An open archway leads from the sitting room into the dining room which has wall lights, double doors to the inner hall and a bay window with double French doors opening to a paved garden terrace with a canopy above. The doors from the dining room open into the inner hall where there is a "study area" and a door through into the kitchen & breakfast room. This room has a double aspect, a tiled floor, a good range of fitted units, tiled splashbacks and a gas fired Aga cooker range. Other appliances include a hob, electric oven/ microwave and a dishwasher. The adjacent utility room has further units, a Belfast sink, plumbing for a washing machine and the gas fired central heating boiler.

The inner hall leading from the study area has an airing cupboard, loft access leads to the bedrooms and bathrooms. The first room to the left can be used as a cloakroom or bedroom and has an en suite shower room with a basin, wc and shower cubicle. Adjacent is a bedroom suite with a double bedroom, a dressing room area with fitted wardrobes and an en suite bathroom with a basin, wc and a bath with a shower above. Next are 3 further bedrooms, one of which is currently used as a study and one has wardrobes and is used as a dressing room. Both can be easily returned to use as bedrooms. At the end of the hall is the master suite with a large bedroom and an en suite shower room with a basin, wc and a shower partly enclosed.

OUTSIDE The gravelled drive leads into the property and to a double garage with an electric door, power and light. The gardens are an absolute delight and total towards half an acre and ware mainly bounded by mellow Mendip stonewalls. Mainly lawned the gardens have flower and shrub beds, a rockery, and a fenced vegetable and fruit garden with raised beds. In addition there is a very private, well sheltered terrace outside the dining room, a garden shed and a summerhouse enjoying a very sunny position. The property looks out onto the beautiful bordering countryside which leads onto the Mendip Hills. Mention must also be made of the excellent countryside walks over these hills and through the nearby woodlands.

EPC The property has an EPC rating Band D 68 DIRECTIONS From Wells follow the A371 towards Cheddar and on reaching the village of Westbury Sub Mendip continue past the Westbury Inn on the right and then take the second turning on the right past the village school into the Square. Turn right at the Square and then second left into Back Lane. Follow this road up the hill and Kings Hay can be found on the left hand side. IMPORTANT NOTICE - Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise. VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.

1, Priory Road, Wells, Somerset, BA5 1SR - Tel.01749 670079 - [email protected]