Property description

A charming farmhouse in a quiet rural setting with wonderful views and generous well appointed accommodation. Garaging & mature gardens - plus Stables and 3 acres also available separately

TYNINGS HOUSE COXLEY, WELLS, BA5 1RF

About The Area
Wells is the smallest city in England (population about 11,000) lying in beautiful countryside between the Somerset Levels and the Mendip Hills - an Area of Outstanding Natural Beauty.The major towns of the area, Bristol, Bath, Taunton and Yeovil are all within commuting distance. Castle Cary is the nearest train station with fast links to London.Wells has local markets twice a week and many medieval buildings including the Cathedral and moated Bishops Palace. There is a busy local shopping centre, a broad range of societies and activities and excellent state & independent schools in the area including Wells Blue School, Strode College, Wells Cathedral School and Millfield.

*
Coxley lies a couple of miles south of Wells and is a popular village with a good primary school, a village hall and an active, friendly community.Tynings is just beyond the village and the drive has access from a very quiet lane. This drive is owned by Tyings and is shared with one other property.The drive leads past the paddocks and to the house which is well positioned facing south across its gardens and with excellent views beyond.

Accommodation
Dating back to the 17th century, the house has been improved and extended over the years and is now a very comfortable family home with double glazing and central heating. It has good living areas with the front door leading into a wide reception hall with a parquet floor and the staircase to the first floor. The sitting room is a light and airy double aspect room with a fireplace with a Jetmaster fire and marble surround, large windows and french doors to a south facing terrace and the gardens. The dining room retains the original inglenook fireplace with an attractive wood burning stove and a french door to the garden. The kitchen/breakfast room is a bright and cheerful room with a tiled floor and a good range of fitted units including a central island. Appliances include a Range Master electric range cooker with tiled surround and extractor, integral dishwasher and an integral fridge freezer. Double French doors lead into the conservatory with double French doors to the garden.

* *
The rear hall has a cloaks cupboard and leads to utility room with the oil fired central heating boiler, a range of fitted floor and wall cupboards, stainless steel sink unit together with space and plumbing for washing machines. Adjacent is the cloakroom with a hand basin, WC and store cupboard.

First Floor
On the first floor there are 5 bedrooms and 4 shower/bathrooms (2 with underfloor heating)..?The master suite has a large double aspect bedroom with french doors protected by a balustrade and an en suite bathroom with a tiled floor, heated towel rail/ radiator, hand basin in vanity unit, WC, round edged bath on ball and claw feet and a tiled shower cubicle.Bedroom two has a double aspect, a built in cupboard and an en suite shower room with a hand basin, WC and a tiled shower cubicle. The 3rd bedroom has a fitted wardrobe and an en suite shower room with a hand basin, WC and tiled shower cubicle.A door opens into an inner landing with a 4th bedroom (currently used as a study) and a 5th double aspect bedroom with French doors onto a balcony and a range of full width fitted wardrobes. Also off the landing is a linen cupboard with a hot water cylinder and a bathroom with a bath, WC and a hand basin in an attractive vanity unit with cupboards and drawers below.

* * *
N.B. The reception rooms, the conservatory and the main bedrooms all face south with splendid views across the beautiful bordering countryside.

Gardens & Grounds
The tarmac entrance drive runs to double gates, which open, into the approach to the house where there is a large garage with an electric up and over door, side door and a side workshop/storeroom.?A gravelled path runs from the parking area to the house, which has rendered elevations with wisteria cladding the front elevations.The gardens are quite delightful with a terrace and shrubs in front of the house with steps leading down to the lawns.?On the east side of the house is a further lawned garden sheltered by a high wall with a log store. On the north side of the house is a kitchen garden, greenhouse, chicken run, lawns and a small plantation.

* * * *
AVAILABLE SEPARATELYAt the end of the garden on the south side is a post and rail fence to the paddocks and sheltered by mature trees is a stable block and yard with 2 loose boxes.The paddocks are permanent pasture with post and rail fencing and total over 3 acres.

Directions
Take the road south from Wells towards Glastonbury and continue into the village of Coxley. Continue through the village and turn left just before the church. Follow this lane out of the village and the drive entrance can be found on the left hand side.

Important Notice
Roderick Thomas, their clients and any joint agents state that these details are for general guidance only and accuracy cannot be guaranteed. They do not constitute any part of any contract. All measurements are approximate and floor plans are to give a general indication only and are not measured accurate drawings. No guarantees are given with regard to planning permission or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested.Items shown in photographs are not necessarily included. Purchasers must satisfy themselves on all matters by inspection or otherwise.VIEWINGS - interested parties are advised to check availability and current situation prior to travelling to see any property.

Property Features :

• Extended and improved period farmhouse
• Fine views and quiet rural setting
• 2 reception rooms
• 5 bedroom & 4 shower/bathrooms
• Double garage & stabling