CHURCH FARM HOUSE, CHURCH STREET, NORTON ST. PHILIP, BATH, BA2 7LU £795,000

 FOUR/FIVE DOUBLE BEDROOMS

 SUPERB ANNEX WITH MEZZANINE BEDROOM FIVE

 CHARACTER FEATURES THROUGHOUT

 HISTORIC VILLAGE LOCATION

 OFF STREET PARKING

 FAMILY FRIENDLY KITCHEN/BREAKFAST ROOM

 FANTASTIC GARDEN WITH PATIO AREA

 MASTER WITH EN SUITE W ET ROOM

 OFFICE - EXCELLENT SPACE TO WORK FROM HOME

BRADFORD ON AVON I LETTINGS I LONDON I I WESTBURY This stunning Grade II Listed period property located in the highly LOUNGE sought after village of Norton St Philip presents a fantastic opportunity 16' 5" x 13' 8" (5m x 4.17m) for any buyer looking for spacious and flexible accommodation. Period One single glazed window, radiator, open characteristics feature heavily throughout but co exist with modern and fireplace with wood burner, TV point, power contemporary additions to great effect. On entering the house and proceeding into the lounge the impact of the oak doors, large fireplace points. and exposed beams typify the age of the property. A further reception room currently used as a play room can also be found. The kitchen CELLAR breakfast room continues the theme with slate floor and granite work surfaces. An imposing timber framed alcove houses the oven and the Access from lounge stone steps, head height, island can be used for preparation of meals or for quick breakfasts, light. lunches and dinners. RECEPTION THREE If the family are attending, the third reception room serves as a fantastic 12' x 11' 9" (3.66m x 3.58m) dining room with feature fireplace creating a friendly feel for special occasions, perhaps Christmas or a birthday. Furthermore we find a well Two double glazed windows, radiator, open appointed office, suited to those running a business from home, with fireplace, wall light points, TV point, power integral shower room. To the rear of the house and accessed via the points, built-in cupboard. kitchen, yet with also with the possibility of being self contained, we find "The Barn"; a modern extension, which has plenty of charm DINING ROOM incorporating garden room, living room, both with patio doors and a 14' 8" x 10' 11" (4.47m x 3.33m) mezzanine studio, with bath, w/c and hand basin. This addition would Single glazed window with shutters, radiator, be perfect for an au pair, older child or lodger. fireplace, power points.

On moving upstairs the property boasts four double bedrooms each distinctive in their own right, the master benefiting from en suite wet KITCHEN/BREAKFAST ROOM room, walk in wardrobe and views over the garden, the other three with views of the historic church and school. In each room we find shutters 19' (5.79m)(narrowing to 13' 2" (4.01m)) x 15' adding personality, fireplaces, exposed beams and oak floorboards. 4" (4.67m) Furthermore a well presented luxurious bathroom excellent for bath Four single glazed windows, single drainer, inset time. sink bowl unit with cupboard, range of wooden

To the rear a lovely walled garden can be enjoyed with raised patio base units and cupboards, range of wooden wall area ideal for summer barbeques and entertaining friends and family. units, granite work tops, granite topped Equally with this private location one can enjoy a glass of wine or coffee peninsula unit with drawers, plumbing for whilst relaxing. To the side is access for the off road parking with washing machine and dishwasher, gas point, electric gate to enter the driveway.

power points, two radiators, tiled floor, pantry Norton St Philip is a picturesque village found perfectly and understairs cupboard, staircase, stable door position between the market towns of Bradford on Avon and . In to "The Barn". addition the Georgian City of Bath can be found within 8 miles, providing direct train lines to London and Cardiff amongst other BARN LIVING ROOM destinations. The Theatre Royal can also be found in Bath along with 17' 2" x 10' 6" (5.23m x 3.2m) shops, restaurants and a host of other places of interest. Norton St Philip itself is well served with two pubs, in particular the historic inn Wood burner, sliding doors to garden, tiled floor, "The George" with its fantastic views from the beer garden, local power points, staircase to mezzanine. primary school and church. Approximately 2 miles away you can find the village shop in and a further 2 m iles distant in BARN GARDEN ROOM Freshford a train station and doctor's surgery. 11' 7" x 10' 9" (3.53m x 3.28m)

DIRECTIONS Glass ceiling window, range of wall units, power

Exit Bradford on Avon via the Frome Road B3109. At the first set points, radiator, tiled floor, sliding door to garden of crossroads turn right and continue through Farleigh and parking, door to annex. Hungerford and past Farleigh Castle. On reaching the A36 turn left and then immediately right onto the Farleigh Road A366. On BARN MEZZANINE reaching the crossroads in the village head directly across and 11' 9" x 10' 5" (3.58m x 3.18m) proceed down Bell Hill; the property can be found on the right En suite bath, hand basin, low level W.C., power hand side opposite the school. points, double glazed window, LED spotlights, ACCOMMODATION radiator.

GROUND FLOOR REAR LOBBY Single glazed window, boiler.

PORCH Canopied porch, meter cupboard.

OFFICE 14' 3" (4.34m)(narrowing to 8' 2" (2.49m)) x 11' 8" (3.56m) Single glazed window, spotlights, double glazed velux window, radiator, phone point, power points, door to shower room.

SHOWER ROOM Single glazed window, low level W.C., hand basin, shower cubicle, extractor fan.

FIRST FLOOR

LANDING Single glazed window, airing cupboard, power points, spotlights.

MASTER BEDROOM 15' 4" x 10' 12" (4.67m x 3.35m)

Two single glazed windows with shutters, walk-in wardrobes, radiator, TV point, power points.

EN SUITE WET ROOM

Mosaic tiled floor, tiled walls, shower, low level W.C., hand basin, heated towel rail.

BEDROOM TWO 15' 7" x 9' 8" (4.75m x 2.95m) Single glazed window with shutters, radiator, wooden floor, power points, loft access.

BEDROOM THREE 14' 6" x 11' 7" (4.42m x 3.53m) Single glazed window with shutters, radiator, wooden floor, power points, spotlights, fireplace.

BEDROOM FOUR 12' 1" x 12' (3.68m x 3.66m) Two single glazed windows with shutters, wooden floor, range of built-in wardrobes, radiator, power points, spotlights, fireplace.

BATHROOM 7' 6" x 5' 2" (2.29m x 1.57m) Single glazed window, panelled bath with mixer unit and shower over, hand basin, low level W.C., tiled walls, heated towel rail, LED spotlights in the floor and ceiling.

OUTSIDE

REAR GARDEN

Walls, hedges and fences to side and rear, laid to lawn, raised patio area, flower beds and borders, trees,

shrubs, gated access, external light, decking with spotlights, gravel area, woodshed and garden shed.

PARKING

Driveway with electric gate providing parking for two cars at the rear of the property.

COUNCIL TAX AND LOCAL AUTHORITY Band F - For further information please contact Council on 0300 303 8588.

EPC EXEMPT

KITCHEN/BREAKFAST ROOM

LOUNGE

THE BARN

OFFICE

THE BARN LIVING ROOM

MASTER BEDROOM

Note: Money Laundering regulations 2003 – Intending purchasers will be asked to produce identif ication documentation at the point of agreeing a sale and inf ormation regarding how the purchase is to be f unded.

Note: These particulars are prov ided f or guidance only and do not constitute any off er, contract or part thereof . Interested parties should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their correctness. Neithe r the v endor nor Dav ies & Dav ies makes any representation or warranty as to this property . www.daviesanddavies.co.uk

Viewing by appointment with the agents:-

29 Silver Street, Bradford-On-Avon, Wiltshire, BA15 1JY Tel: 01225 867555 Fax: 01225 867696 www.daviesanddavies.co.uk

BRADFORD ON AVON I LETTINGS I LONDON I TROWBRIDGE I WESTBURY