• City centre location with off road parking and a garage with Waitrose being a one minute walk away
• Character features running throughout the property including beams, stone lintels and feature fireplaces
• Recently refitted kitchen with integrated dishwasher and space for a double oven. Small breakfast bar and a really useful pantry
• Entrance porch which leads into the generous sitting room which has plenty of space for a sofa and armchairs. Separate dining room with two alcoves and built in storage
• Downstairs cloakroom / utility room
• Bedroom one is a spacious double room with plenty of built in storage and period features
• Smart family shower room while one of the bedrooms has access to a toilet and wash hand basin
• On the top floor there is another good size double bedroom with built in cupboards and a large open space which could be used as an office / study / bedroom four
• A private rear garden with access to a workshop, the rear parking and garage. The vendors have created a lovely space for alfresco dining and entertaining

An incredibly well presented three story Grade II listed character property set right in the heart of Wells. Having been extremely well maintained and improved by the present owners, it really is one to view. Benefitting from driveway parking, garage and private rear garden.

**Location**
Set in a Conservation area within a short, level walk of the city centre and within very easy reach of Morrisons supermarket. 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 left and bear right along the bottom of the High Street (passing Whitings on the right and the City Arms pub on the left). At St. Cuthberts church bear right into Priest Row. The property will be found at the far end on the right hand side.

**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.