• Entrance lobby leading to a large sitting room with oak-effect floor, feature open fireplace and window seat
• Inner hall/study with oak-effect floor and access to a cloakroom
• Dining kitchen with wood-effect floor, gas hob and electric oven and plumbing for washing machine
• Principal bedroom on the first floor with television and telephone points
• Family bathroom with separate shower and useful airing cupboard with radiator
• Two further bedrooms on the second floor
• Very private courtyard to the rear with outside lighting extending to c.3m x 2.9m (9'8 x 9'5)
• Central location close to the cinema, pubs and restaurants with easy on-street parking
• Previously let on an AST at £1,250 p.c.m. and would make a great holiday cottage/let
• No onward chain complications

A character townhouse set within a conservation area and just a short, level walk from the High Street. The property offers accommodation over three floors with a ground floor cloakroom and three generous bedrooms. Low maintenance courtyard to the rear. For sale with 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**
From the offices of Holland & Odam cross the road to the other side of the HIgh STreet and follow the road left passing the City Arms and passing St Cutbert's Church along St Cuthbert Street. The property can be found on the right hand side of the road with a for sale board displayed.

**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.