• Enjoying a sense of calm and peace throughout even with its central location
• Entrance hall with cloakroom off
• Sitting room with feature gas fire and wooden parquet floor
• Study or 4th bedroom also with parquet floor
• Dining room with flagstone floor and french doors onto the courtyard garden
• Large kitchen with vaulted ceiling and flagstone floor enjoying plenty of light and access to the courtyard garden
• Generous utility room with access to the courtyard garden
• Three double bedrooms on the first floor
• Bathroom with separate walk-in shower
• Side passageway gives access to the courtyard (without going through the house) which is level and low maintenance and enjoying fantastic privacy and security. Useful outbuilding

Set just off the historic Market Place in the very heart of the city and conservation area this stylishly presented period house offers a deceptive amount of accommodation. Pretty courtyard garden wrapped around by the property. Formerly the Town Clerk's house and the first time on the market since 1989. No onward chain.

**Location**
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 right and walk up the High Street to the Market Place. In the market Place bear to the right and the property is to the left hand side of the Town Hall (just after the Ask restaurant)

**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.