• Entrance porch with stained glass and hallway
• Sitting room with bay window and feature fireplace
• Dining room with wood-burning stove
• Conservatory overlooking the rear garden
• Fitted kitchen with large utility room beyond
• Ground floor shower room
• Two double first floor bedrooms
• Large first floor bathroom and a further separate W.C.
• Two double second floor bedrooms
• Driveway parking to the front of the property
• Level garden with lawn, large patio areas and a useful outbuilding providing a covered verandah, workshop and office space.

An elegant semi-detached Victorian house within an easy level walk of the city centre and enjoying well proportioned rooms over three floors with the benefit of off road parking and a good-sized garden to the rear. A useful workshop/office has been created in the rear garden. A really lovely family home.

**Accommodation**
This lovely home offers the best of both worlds with well maintained accommodation having been throughly updated and refurbished in 2018 whilst retaining period features with light and airy accommodation. The entrance porch has stained glass windows and a tiled floor and is a useful buffer between the house and the outside. The entrance hall provides access to all three of the reception rooms and the stairs to the first floor. To the right is the sitting room with a bay window and a period fireplace (not currently in use). The dining room is used as both a dining room and family room with a woodburning stove set in the fireplace and a large, useful storage cupboard. From the dining room double doors open into the kitchen with wall and base units with wood-effect work surfaces, ceramic sink and space for a range-style cooker. Doors from the kitchen and hallway give access into a conservatory with doors onto the garden.

Beyond the kitchen is an exceptional utility room with a further sink, gas fired boiler suppling central heating and hot water, plumbing for washing machine and space for a tumble dryer. This in turn leads to a rear lobby opening onto the garden and a ground floor shower room.
On the first floor there are two generous, double bedrooms as well as a large bathroom with double-ended bath as well as a separate W.C.
On the top floor there are two further double bedrooms. Great as a childrens'/teenagers' area.

**Outside**
To the front of the property there is a resin bound driveway providing parking and the front garden could also provide further hardstanding if required.
Gated access to the side of the property leading to the rear garden with two water taps and and outside lighting. There are two areas of patio with space for outside seating or dining and steps lead to a lawned garden with a useful wooden framed outbuilding with power and light and divided into workshop, garden/bike store and a studio/office space at the rear which has been sound insulated. There are raised flower beds providing extra colour.

**Location**
Burcott Road is a short, level walk from the centre of Wells, 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 Wells city centre follow signs for Glastonbury A39. At the Sherston roundabout take the third exit onto Strawberry Way. At the traffic lights turn left into Burcott Road by the Fire Station. The property can be found 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.