Farrs Lane Combe Down, Bath
£465,000

Features

Engineered oak flooring | Deep pile mock 80/20 twist carpets | Under floor heating at ground level | Full rewire and plumbing system | Oak doors throughout | Double glazed uPVC sash windows | Feature log burner and Bath stone fireplace | High spec kitchen | Designer bathroom fittings | Landscaped garden

Description

A lovely two double bedroom cottage that was extensively refurbished in 2018. You enter the property through the entrance porch and into the kitchen diner. The kitchen diner is fitted with a top spec Howdens kitchen with oak worktop and integrated appliances including double oven, gas hob, microwave oven and dishwasher. Engineered oak flooring throughout with underfloor heating. The sitting room is a very good size approaching 20' in length and again with engineered oak flooring and underfloor heating. A feature Bath stone fireplace with log burner compliments the room and a west facing double glazed sash window lets the natural light flood in. From the sitting room you enter the utility room which provides plumbing for a washing machine, space for a small study area and a WC. Stairs lead from the sitting room to the first floor landing where you have access to both double bedrooms and the bathroom. The bedrooms and landing are carpeted with a deep pile mock 80/20 twist carpet. Both bedrooms retain feature period fireplaces and have west facing double glazed sash windows. The bathroom is well equipped with designer fittings with bath, shower, wash basin with vanity unit and WC. Externally there is a slate patio area to the front of the property with two lawn areas. The west facing garden is bordered with wooden panel fencing and leads to an off-street parking area for two vehicles.

Location

Combe Down is a picturesque and historical village to the south of the Roman city of Bath. This property is located on Bradford Road in a central village location and is very well placed for all amenities and the local bus service providing regular services into the city. Combe Down's rewarding valley top position provides stunning panoramic views of the city to the north with equally gratifying views of the Cotswold valleys to the south. The surrounding area cultivates ancient woodland which is the home of unique and local flora and fauna. The village itself has a very high sense of community spirit and self sufficiency. With local amenities providing every level of schooling and childcare, doctors surgery, dentists and pharmacies. Within the village there is a highly reputed car garage, award winning delicatessen, bakery and Co-op mini-market. Locally a Tesco Express with petrol station and a large Sainsburys supermarket can also be found. Nearby you will also find the excellent country club, Combe Grove Manor, which provides fine dining, gymnasium, swimming facilities, golf range and tennis courts. The local bus service is in close proximity providing regular services into the city. For the walkers among you Bath Spa station is a shade over 1.5 mile from the property and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes from the village itself.

Entrance Porch

New double glazed porch with new external and internal doors.

Kitchen/ Diner

Newly fitted kitchen with a range of wall and base kitchen units with oak work surfaces, space for dining table, integrated double oven, separate five ring gas hob with extractor hood over, integrated dishwasher, Belfast ceramic sink with chrome mixer taps, integrated fridge freezer, integrated microwave oven, new double glazed tilt clean sash windows to the front aspect overlooking the garden, engineered oak floor throughout with underfloor heating, spot lights throughout, wall mounted thermostat, mains smoke alarm, solid oak door leading into the lounge.

Lounge

Engineered oak with under floor heating throughout, wall mounted thermostat, log burner with Bath stone surround and slate hearth, three television points, spot lights, understairs cupboard, mains smoke alarm, new double glazed tilt clean sash windows to the front aspect overlooking the front garden.

Utility/ cloakroom/ study

Entered via an oak door, oak engineered flooring throughout with under floor heating, space for a washing machine, space for a dryer, double glazed skylight, spotlights, storage cupboard with newly fitted combi boiler, oak door leading into the cloakroom.

Cloakroom

Engineered oak floor with under floor heating, low level w.c, oak storage shelf, slimline designer wash hand basin with storage under, spot lights, extractor fan.

First Floor Landing

New deep pile mock 80/20 twist carpet throughout, loft access, spot lights, mains smoke alarm.

Bedroom One

New carpet throughout, double glazed tile clean window to the front aspect overlooking the garden, feature cast iron fire place with wooden surround and slate hearth, radiator, spot lights throughout, loft access, two television points, solid oak door.

Bedroom Two

Newly fitted carpet throughout, feature cast iron fireplace with wooden surround and slate hearth, new fitted tilt clean double glazed window to the front aspect, spot lights, radiator, mains smoke alarm.

Bathroom

Newly fitted bathroom suite which includes a designer bath with mains plumbed shower over and a glass shower screen, designer wash hand basin with storage under and tiled splash back, tiled floor, chrome ladder radiator, spot lights, extractor fan, low level w.c, double glazed opaque window to the side aspect.

Garden

Broadband

Standard broadband up to 17Mb (Estimated 12Mb) Fibre optic broadband up to 76Mb *uSwitch

Stamp Duty

There will be £0 Stamp Duty to pay if the transaction completes by or before 30th June 2021. After this time £10,750 will be payable if completed by or before 31st September 2021.

Council Tax

Band - C

EPC Rating

Band - C

Viewings

This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact Nicola or Ben to arrange a viewing.

Disclaimer

TYNINGS, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.