• Stunning open plan kitchen, dining and sitting room with high ceiling and a real sense of space
• The kitchen area has a stylish island offering further worktop and storage while the main kitchen has an integrated dishwasher, fridge freezer, washing machine and oven
• The bedroom is generous with plenty of room for other furniture without compromising the space around.
• Bathroom comprises bath with shower, toilet and wash handbasin
• Access to a mezzanine floor (with restricted head height) this space offers further storage options and looks over the open plan sitting room
• Private courtyard accessed from the open plan living area
• Lovely communal foyer with parquet flooring
• Well located with Waitrose literally around the corner and within walking distance of all of the local amenities
• Access to nearby countryside walks

An extremely well presented one bedroom ground floor flat in the centre of Wells. Having a private enclosed courtyard and allocated parking space, it really is one to view. It is part of an attractive historic Grade II listed building.

**Location**
Set in a Conservation area within a short, level walk of the city centre and within very easy reach of Morrisons supermarket. Wells is the smallest city in England and offers a vibrant high street with a variety of independent shops and restaurants as well as a twice weekly market and a choice of supermarkets including Waitrose. Amenities include a leisure centre, independent cinema and a theatre. Bristol and Bath lie c.22 miles to the north and north-east respectively with mainline train stations to London at Castle Cary (c.11 miles) as well as Bristol and Bath. Bristol International Airport is c.15 miles to the north-west. Of particular note is the variety of well-regarded schools in both the state and private sectors in Wells and the surrounding area.

**Directions**
On foot from the offices of Holland & Odam turn left and bear right along the bottom of the High Street (passing Whitings on the right and the City Arms pub on the left). At St. Cuthberts church bear right into Priest Row. Walk to the end then turn right. St Cuthberts Lodge is on the left hand side

**Material Information**
All available property information can be provided upon request from Holland & Odam. For confirmation of mobile phone and broadband coverage, please visit checker.ofcom.org.uk

**Identity Verification**
To ensure full compliance with current legal requirements, all buyers are required to verify their identity and risk status in line with anti-money laundering (AML) regulations before we can formally proceed with the sale. This process includes a series of checks covering identity verification, politically exposed person (PEP) screening, and AML risk assessment for each individual named as a purchaser. In addition, for best practice, we are required to obtain proof of funds and where necessary, to carry out checks on the source of funds being used for the purchase. These checks are mandatory and must be completed regardless of whether the purchase is mortgage-funded, cash, or part of a related transaction. A disbursement of £49 per individual (or £75 per director for limited company purchases) is payable to cover all aspects of this compliance process. This fee represents the full cost of conducting the required checks and verifications. You will receive a secure payment link and full instructions directly from our compliance partner, Guild365, who carry out these checks on our behalf.