• Sitting room with original shop window, feature fireplace with wood-burning stove and flagstone floor
• Kitchen with range of units and door to the rear courtyard and flagstone floor
• Bedroom One with vaulted ceiling, varnished floor boards and storage cupboard. This could be an additional sitting room or studio
• Second double bedroom with windows to the rear
• Bathroom with mixer shower over the bath
• Courtyard garden c.5.5m x 3.4m (18' x 11')
• Stylish character features
• Easy level walk into the High Street
• Popular location with a supermarket within 200 yards (on foot)
• No onward chain complications

A pretty cottage (originally a shop) set in a conservation area and within easy reach of the High Street Enjoying a courtyard garden to the rear the property has retained many character features and is offered for sale with no onward chain. Viewing highly recommended.

**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 and Odam turn left and proceed into Broad STreet. Turn Left into St John Street and at the T junction turn right into Southover. The property can be found on the right hand side with a for sale board in the window.

**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.