Boards Lane, Wells, BA5 3QX

DESCRIPTION

Occupying an elevated, south facing position on a quiet lane, in the heart of the pretty village of Croscombe is this attractive period property set in gardens and paddocks extending to circa. 1.93 acres. This spacious property, believed to date back to 1690, has been extended throughout the years and is brimming with character and period features. St. Christopher’s briefly comprises; five double bedrooms (one ensuite), two further bathrooms, generous entrance hall, two sitting rooms, spacious kitchen/dining room, conservatory, utility/cloakroom, separate stone-built summerhouse with attached workshop, along with detached garage, carport and store. The property has been in the same family for 50 years and although well cared for, would now benefit from some updating. Offered to the market with NO ONWARD CHAIN.

Upon entering is a spacious entrance hall with flagstone floor and large sash window offering views over the valley to the fields beyond. This welcoming room, which has also been used as a dining room, features a further window to the rear, oak pillar, woodburning stove, quirky inset drawer, immersion tank and stairs to the first floor. Leading off the hall is the study, a charming room, with large floor to ceiling bay window, again with outstanding views over the village and surrounding countryside, along with picture rail, serving hatch to the rear hall, stone fireplace (currently blocked off, but still functioning) and shelved alcove with glazed doors. From the hall a passage leads to the main sitting room; a bright and elegantly proportioned room with large bay window, wonderful views, corniced ceiling and parquet floor. A fireplace with tiled surround and cast-iron insert is flanked by two arched alcoves and makes a marvellous focal point. In one corner, a glazed door opens to a traditional conservatory with quarry tiled floor, a mix of green and clear glazing, space for seating and a door to the front garden. This delightful room would make a lovely spot to sit and read a book or enjoy morning coffee. Adjacent is a good-sized cloakroom/utility with vaulted ceiling, WC and wash hand basin along with space and plumbing for a washing machine. To the other side of the house, the rear passage with built-in dresser and serving hatch leads to the spacious kitchen/dining room. This bright room benefits from a dual aspect with valley views to the front and French doors offering views of the beautifully planted walled garden, to the side. There are ample cupboards, providing plenty of storage, space for a dishwasher, two sinks and a marvellous five oven electric AGA in British racing green. To one side is the dining area with space to accommodate a table to seat ten to twelve people comfortably.

Stairs rise to the first floor landing with understairs cupboard, three of the five bedrooms (one ensuite) and two bathrooms. The principal bedroom, a comfortable double benefits from a dual aspect with views over the village, valley and pretty walled garden. The ensuite shower room with pink suite comprises; shower enclosure, WC and wash basin. The second bedroom is a good sized double and features a picture rail, vanity basin and sash window with southerly aspect and view. Next to the bedroom is the first of the bathrooms with window to the side, part vaulted ceiling and bathroom suite including, bath, WC and wash basin. The second of the bathrooms has a window to the rear and comprises; a WC, wash basin and bath. The third bedroom benefits from fitted wardrobes and features a painted wooden mantlepiece with cast iron insert, sash window and sunny south facing view. From the landing is a glazed door leading out to the rear garden along with two separate staircases leading to the second floor.

On the second floor are two spacious rooms with separate staircases and an adjoining door. These bright and airy rooms both have vaulted ceilings and exposed roof trusses. Bedroom four benefits from a triple aspect, views and a roof window bathing the room in natural light. Bedroom five features a stone mullion window with roof window above, sash window to the side and stone fireplace with cast iron insert. Above the adjoining door to bedroom four is a small water tank.

ADDITIONAL INFORMATION

• The roof was replaced in 2005 (leaving some of the original trusses)

• The vendors’ have had plans drawn up to convert the garage into further accommodation. It may be possible to develop this area further - All subject to the necessary consents.

OUTSIDE

Beautifully tended gardens surround the property on three sides. To the front is a gate opening to steps and path leading to the front door, on either side of the path are areas of lawn and attractive borders planted with mature shrubs, roses and flowering plants. A wide path, with southerly aspect, runs across the front of the house leading to the conservatory in one direction and the side garden and kitchen in the other. This lovely spot provides space for seating and views over the village, church spire and surrounding countryside. To the side of the property, also benefitting from the southerly aspect is a walled garden, mainly laid to lawn with well stocked borders and a path with rose covered arbours leading to the summerhouse/studio.

The summerhouse/studio is a marvellous stone building, with French doors and windows to the walled garden, features tiled floor, exposed stonework, electrical supply, butlers sink and internal window to the adjoining workshop behind. This versatile space could be used as a home office, gym, playroom or ancillary accommodation (subject to the necessary consents). From the walled garden a path leads around to the workshop at the rear, a useful space with workbenches, lighting and electricity. Adjacent is the detached garage, carport and store.

Accessed from Boards Lane is the generous gravelled parking area with space for numerous vehicles and leading to the garage with electric garage door and space to park two to three cars in tandem. A door leads out to a small, gravelled area, with workshop opposite and a further door leads through to a storeroom. This useful storeroom provides space for garden equipment and wood storage and had a door to the carport. The carport rear and comprises; a WC, wash basin and bath. The third bedroom benefits from fitted wardrobes and features a painted wooden mantlepiece with cast iron insert, sash window and sunny south facing view. From the landing is a glazed door leading out to the rear garden along with two separate staircases leading to the second floor.

On the second floor are two spacious rooms with separate staircases and an adjoining door. These bright and airy rooms both have vaulted ceilings and exposed roof trusses. Bedroom four benefits from a triple aspect, views and a roof window bathing the room in natural light. Bedroom five features a stone mullion window with roof window above, sash window to the side and stone fireplace with cast iron insert. Above the adjoining door to bedroom four is a small water tank.

ADDITIONAL INFORMATION

• The roof was replaced in 2005 (leaving some of the original trusses)

• The vendors’ have had plans drawn up to convert the garage into further accommodation. It may be possible to develop this area further - All subject to the necessary consents.

OUTSIDE

Beautifully tended gardens surround the property on three sides. To the front is a gate opening to steps and path leading to the front door, on either side of the path are areas of lawn and attractive borders planted with mature shrubs, roses and flowering plants. A wide path, with southerly aspect, runs across the front of the house leading to the conservatory in one direction and the side garden and kitchen in the other. This lovely spot provides space for seating and views over the village, church spire and surrounding countryside. To the side of the property, also benefitting from the southerly aspect is a walled garden, mainly laid to lawn with well stocked borders and a path with rose covered arbours leading to the summerhouse/studio.

The summerhouse/studio is a marvellous stone building, with French doors and windows to the walled garden, features tiled floor, exposed stonework, electrical supply, butlers sink and internal window to the adjoining workshop behind. This versatile space could be used as a home office, gym, playroom or ancillary accommodation (subject to the necessary consents). From the walled garden a path leads around to the workshop at the rear, a useful space with workbenches, lighting and electricity. Adjacent is the detached garage, carport and store.

Accessed from Boards Lane is the generous gravelled parking area with space for numerous vehicles and leading to the garage with electric garage door and space to park two to three cars in tandem. A door leads out to a small, gravelled area, with workshop opposite and a further door leads through to a storeroom. This useful storeroom provides space for garden equipment and wood storage and had a door to the carport. The carport shopping facilities with four supermarkets (including Waitrose), as well as twice weekly markets, cinema, leisure centre, a choice of pubs and restaurants, dentists and doctors, several churches and both primary and secondary state schools.

There are also many highly-regarded independent schools (Prep & Senior) within easy reach, such as All Hallows Prep School, Downside School, Wells Cathedral School and Millfield School. For those travelling by train, Castle Cary station (which has direct services to London Paddington) is situated only twelve miles away. Both the City of Bristol and the Georgian City of Bath, a World Heritage Site, are located just 20 miles away and easily accessible.

TENURE

Freehold

HEATING

Gas central heating

LOCAL AUTHORITY

Somerset Council

COUNCIL TAX

Band 'G'

EPC RATING

Rating 'D'

VIEWING

Viewings are strictly by appointment with Cooper and Tanner. Tel:01749 676524

DIRECTIONS

From Wells take the A371 signposted to Shepton Mallet. Continue to the village of Croscombe, passing the George Inn on you left. Then take the fourth turning on the left into Boards Lane, continue for 300m where the drive, parking area and garage for St. Christopher’s can be found on the right hand side. For viewing purposes our representative will meet you on the drive.