Rode, BA11 6PN

For sale by public auction. Thursday 11th June 2026, 12 midday. The Theatre, The Royal Bath and West Showground, Shepton Mallet. Bidding available in person, by proxy or online via livestream. Auction guide price £220,000 to £240,000 * An attractive double-fronted mid-terrace cottage requiring a scheme of modernisation and refurbishment.

Description

31 Church Lane is an attractive double fronted mid terrace cottage offering excellent scope for modernisation. Set back from the lane behind a generous front garden, this charming period home presents a wonderful opportunity to create a bespoke countryside retreat.

Currently arranged as a two double bedroom property, there may be potential to reconfigure the layout or extend to the rear, subject to the necessary permissions.

The property is entered via a front porch with space for coats and boots, leading into the entrance hall. From here, the generous living room offers traditional charm and good proportions, while on the opposite side of the hall is the welcoming eat in kitchen, ideal for everyday dining. A separate utility room provides practical storage and houses a downstairs WC. To the rear, a small hall offers further under stairs storage and access to the garden.

Upstairs are two well proportioned double bedrooms, a family bathroom, and a useful study area on the landing.

Requiring modernisation throughout, the cottage offers exciting potential to enhance its period character while tailoring it to modern living. Located in the heart of Rode, close to countryside walks, local amenities and a strong community, this is a rare opportunity to acquire a home full of charm and possibility.

Outside

To the rear, a small yet private terrace provides an intimate outdoor space for morning coffee or evening relaxation. To the front of the property is a large, landscaped garden, providing complete privacy from the road and offering the keen gardener plenty of scope to add their own stamp.

Agents Note: We have been made aware that there is spray foam insulation to the underside of the roof felt.

Local Council: Somerset

Council Tax Band: D

Services: Electric heating. Mains electricity, water and drainage connected. No gas connected.

Tenure: Freehold and vacant possession.

VAT: The purchase price is not subject to VAT

Viewing: Through Cooper and Tanner, Frome. 01373 455060

Completion: Completion has been set for the 9th July 2026

Solicitor: Chubb Bullied, Wells. Laura Maden acting. Tel: 01749 836137

Registering to bid and Administration fee

Cooper and Tanner require all bidders who wish to bid at our Auction to register beforehand, whether you are intending on bidding in the room, by proxy or online. As part of the registration process, you will be asked to provide card details in order that the Buyer’s Administration Fee of £1395 inc VAT can be paid if you are successful. A week before the auction a hold will be placed on your account for this sum, which will then be released if you are unsuccessful. This fee will only be taken if you are the successful buyer. The fee is retained by Cooper and Tanner and does not form part of your deposit or completion settlement. Please also be aware that the Buyer’s Administration fee is payable per lot purchased. If you are successful in purchasing more than one lot, we will contact you following the auction to take subsequent payments for additional lots bought. All checks required by current anti-money laundering legislation must be satisfactorily completed, as part of the registration process before prior approval to bid will be granted; this will include providing proof of funds.

Deposit

Successful bidders will be required to pay to the Cooper and Tanner Client Account the deposit of 10% of the purchase price within 24 hours of the auction. The account details will be provided to the successful bidder on conclusion of the auction. Once funds are cleared, they will be transferred on to the account of the solicitor acting for the seller. Please ensure that funds are in an account suitable to be able to make an Electronic Transfer from.

Fees

Potential buyers should be aware that there may be additional fees payable to the Vendor’s solicitor on completion of the sale, details of which will be contained within the auction pack for each lot. At the launch of the property onto the market this information is not always available and so interested parties must refer to the auction pack and satisfy their enquiries

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