• Large entrance hall with three built in wardrobes and a downstairs cloakroom.
• Spacious kitchen dining room with space for a washing machine and cooker along with an integrated fridge freezer and dish washer. This room has a great view over the recreation ground.
• On the first floor is good sized double bedroom with a view to the front.
• Also on the first floor is a large sitting room with an electric fire as a focal point. There is plenty of space for a sofa and armchairs and this room also has a great outlook.
• Going upstairs there are two further double bedrooms, both having useful built in wardrobes.
• Lastly, on the second floor is the family bathroom comprising bath with shower over, toilet, bidet and wash handbasin.
• The front garden is enclosed and low maintenance with a path leading to a door which gives access to the garage. This has an electric up and over door.
• There is one parking space to the front of the property.

A well presented three double bedroom property with garage and parking in central Wells. It's just a 150m walk from the market place and has a lovely outlook over Wells recreation ground and bandstand.

**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 proceed up the High Street into the Market Place and bear to the right and then to the left side of the Town Hall. Follow this road straight on and bear to the right and then to the left and the property can be found on the left hand side.

**Material Information**


**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.