• Front door opening into lobby area with stairs to the first floor landing. The storeroom is the other side of this wall and a doorway could be drawn through (subject to the necessary permission)
• First floor landing with airing cupboard (with gas fired combination boiler supplying central heating and hot water)
• Double aspect living room kitchen with fitted units incorporating gas hob and electric oven, plumbing for washing machine and space for fridge freezer. Freestanding appliances could be purchased.
• Two generous double bedrooms (both with recesses for wardrobes) and one with over stairs cupboard
• Bathroom with shower over the bath
• Garage and adjoining secure store with water, power and light
• Gravelled area of garden to the front bounded by estate railings and laurel hedging. Designed for low maintenance but somewhere to still be able to sit outside
• Easy walk into the city centre
• No onward chain complications

A coachhouse-style apartment set over a garage and useful store room with a low maintenance area of garden to the front. Offering two double bedrooms, a double aspect open-plan kitchen living room and well appointed bathroom. The property is well presented throughout and there is 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. At the very heart of the city is the medieval Cathedral, Bishop’s Palace and Vicars’ Close (reputed to be the oldest surviving residential street in Europe). 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. The property is within a short walk of a number of supermarkets and a gym.

**Directions**
From Wells High Street follow signs towards Glastonbury into Priory Road. At the Sherston roundabout take the second exit. Take the first turning left into Wand Road and the follow the road bearing to the left. The property can be found straight ahead as the road bears to the right. A for sale board is 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.