Property description

An enchanting Grade II listed farmhouse circa 17th Century with total plot approaching 3 acres. Lovingly refurbished and restored. Split over 3 floors, offering well proportioned accommodation of over 3750 sq. feet in excellent village location. Set within landscaped gardens with adjoining field.

Situation
Positioned within the heart of the village of Pensford. South of Bristol (7 miles) and West of Bath (10 miles) Pensford is well located in the desirable Chew Valley, where brilliant country walks can be had. It is the largest village in the Civil Parish of Publow-with-Pensford and had a population of 1,119 at the 2011 census. Steeped with history, once named Pens-ford it is now identified as being an area of special architectural and historical interest. In the village you will find the impressive Grade II* listed Pensford Viaduct built in 1874 which once carried the Bristol and North Somerset railway over the River Chew. Day to Day amenities are on offer with a well stocked local store, Post Office, renowned tennis club and primary school. Further shops and amenities can be found in Keynsham, together with train links to Bristol and Bath.

Description
The main house is approached off Stanton Lane and comprises large Sitting / Drawing room (31 x 15 ft) with feature inglenook fireplace with inset log burning stove and oak lintel over. Emphasis has been placed on features typical of the era it was constructed such as Flagstone flooring, exposed wood beams, sash windows, latch and braced doors to the sitting room and kitchen as well as a period solid oak door with decorative stone arch to the rear lobby. The sitting room has another log burner fire place, exposed wooden beams, wood flooring and windows to front and rear. The rear lobby offers access to the garden and is a useful place for storing coats and boots and has a cloakroom W.C. To the other end of the property the kitchen/breakfast room which has a range of country cottage style units with a solid wood work surface, space for a range cooker as well as a range of shelving including glass fronted display cabinets.

*
Period style features include plate racks, Belfast sink and flag stone effect flooring. From the kitchen, a staircase leads to separate mezzanine floor accommodation that could have a variety of uses. With potential to be a self contained annex, this converted section of the property is currently split into three rooms; a utility room with Velux window to the rear and a wood panelled door that opens onto a Juliet balcony to the front, a bedroom/gym and a second sitting room. This sitting room enjoys vaulted ceilings with exposed oak beams and floor to ceiling windows that offer dramatic views over the fields towards the viaduct.The main staircase located off the Sitting/ Dining Room, leads up to a landing with a master bedroom with en-suite. A further bedroom serviced by the family bathroom with roll top bath and separate shower cubicle. To the second floor the property offers a further two bedrooms and a guest en-suite bedroom.

Outside
To the rear of the property is a patio area that offers an excellent space for alfresco dining in the summer. Steps up to the landscaped terrace garden. The garden has been well thought out with a mixture of flower beds. The field to the rear is approximately 2.8 acres of undulating grounds that is accessed from the garden and parking area of the property. A neighbour has a right of access over the land via a lane at the edge of the plot to an adjacent field. Driveway parking is available for a number of vehicles. A further outbuilding 45 ft x 25 ft currently utilised as stables and storage but has the potential for garaging.

Directions
From Bristol city centre take the A37 south. After approximately 6 miles enter the village of Pensford taking the right onto Church Street. Take the next left then Right onto Stanton Lane where the property will be located a short distance along 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 :

• 5 Bedrooms
• Grade II listed
• Total plot 2.8 acres
• Village location
• Superb views