LOCATION
Littlewell Farm is situated on the A39 and is well-known in the area as it has a natural well, believed to be an outlying spring of Bishops Well in Wells fed from the Mendip Hills. The well is located on the grass verge to the front of the property on the road which makes it an ideal place for advertising the business.

The Cathedral city of Wells which is often described as England’s smallest city is only 1 mile away. The Bishops Palace, grounds and Vicars Close are often used in TV filming due to their picturesque nature which makes Wells a popular tourist attraction. Wells has been used as the film location of Hot Fuzz, The Huntsman: Winter’s War, Elizabeth - The Golden Age and many more. Wells provides a variety of amenities and facilities including supermarkets, sports centre with indoor swimming pool, shops, public houses and restaurants, such as The Crown At Wells which is located in the centre.

Wells provides a good range of state and private schools such as Wells Cathedral School. A further range of independent schools such as Sidcott School and Millfield are nearby. The property is part of the Mendip District and is located on the southern edge of the Mendip Hills. Local tourist attractions in the area include Cheddar Gorge and Caves, Wookey Hole, Glastonbury Tor and Abbey, various National Trust sites and the West Somerset Steam Railway. Taunton, the county town of Somerset is located 26 miles away.

Littlewell Farm is located 21 miles to the Victorian seaside town of Weston-Super-Mare, 22 miles to the Roman and Spa city of Bath and 23 miles to the Maritime city of Bristol which offer a range of tourist attractions for every age and interest. The expansive sands at Brean and Berrow are 22 miles away.

Bristol international airport is 20 miles away. The property is ideally situated 17.5 miles from the M5 motorway at J23 and is easily accessible to the Quantock Hills, Somerset Levels and Exmoor National Park.

THE BUSINESS
The present owners have been successfully running the business since 2004 and the cottages trade all-year round and enjoy high occupational rates and repeat customers. The business is advertised predominantly via the internet and their own website () which makes up the majority of their bookings plus their repeat business and recommendations. A new owner could employ an agent to increase the turnover plus the farmhouse and annexe could be let together as one large holiday let as they have interconnecting door to make a large holiday let that could sleep 14 to increase the income.

Within the grounds, set away from the holiday complex is a dilapidated stone barn that has planning permission to be converted into a 1-bedroom residential dwelling that could be occupied by an owner or let as a detached holiday cottage within its own paddock. Trading information can be provided to bona fide purchasers.

LITTLEWELL FARMHOUSE
Ground floor
Entrance porch with heavy wooden door into the hall with stairs to first floor accommodation and heavy wooden doors to rooms. Range of built-in electric cupboards. Wooden effect flooring.

Sitting room with UPVC double glazed window to front overlooking the cottage style gardens. Open fireplace with electric living flame effect gas fire with marble hearth. Flat screen TV. DVD player. Coved ceiling and dado rail.

Bedroom 1 (double) with UPVC double glazed windows overlooking the cottage style gardens. Built-in wardrobe. Flat screen TV. En-suite wet-room with a white suite of corner close coupled WC, pedestal wash hand basin, tiles to ceiling, Mira electric shower and ceramic tiles to floor. Extractor fan.

Dining room with wood effect flooring, dado rail, UPVC double glazed window to side overlooking the cottage style gardens and UPVC double glazed window to rear overlooking the Mendip Hills. Door through into:-

Kitchen with vinyl flooring. Former doorway through into the annexe (now blocked). Fridge/freezer. Stainless steel vision electric cooker and grill. Range of wall and base cupboards with roll-top worksurfaces with inset stainless steel 1½ bowl sink unit. Stainless steel gas hob. Microwave oven. Cooker extractor hood. UPVC double glazed window to rear with views over the Mendip Hills.

First floor
Landing with vaulted ceiling and exposed painted roof trusses. UPVC double glazed window to front overlooking the cottage style gardens. Access to roof void.

Bedroom 2 (twin) with built-in wardrobes, one housing a pedestal wash hand basin. Painted exposed roof trusses. UPVC double glazed window to front overlooking the cottage style gardens. Flat screen TV.

Bedroom 3 (single and occasional twin) with UPVC double glazed window to rear with panoramic views over the Mendip Hills. Flat screen TV. Built-in cupboard. En-suite shower room with a white suite of close coupled WC, corner wash hand basin and shower cubicle with electric shower.

Bedroom 4 (twin) with UPVC double glazed window to front overlooking the cottage style gardens. Flat screen TV. En-suite with a white suite of close coupled WC, panelled bath with shower over and pedestal wash hand basin. Extractor fan.

Bedroom 5 (twin) with UPVC double glazed window to rear with panoramic views of the surrounding countryside up towards the Mendip Hills. En-suite shower room with a white suite of close coupled WC, pedestal wash hand basin and corner chrome and glass curved shower cubicle with Mira shower. UPVC double glazed window to rear with views over the surrounding countryside up to the Mendip Hills.

Shower room with a white suite of close coupled WC, pedestal wash hand basin and corner chrome and glass curved shower cubicle with Mira shower. Tiled to surrounds. UPVC double glazed window to rear with panoramic views over the surrounding countryside towards the Mendip Hills.

The front of the farmhouse is a cottage style garden with flower border and a level lawned area enclosed by hedging with a patio area for seating. The farmhouse is accessed via a stone path from the driveway and could be enclosed if required. Original stone path leading down to a gate leading onto the main road. Side garden laid mainly to lawn, enclosed by original stone walling leading through into the rear garden which is underutilised and could be incorporated into the annexe if required with panoramic countryside views up to the Mendip Hills.

THE ANNEXE
Two-storey annexe adjoining the farmhouse. Entrance via a wooden stable door into hall with UPVC double glazed window overlooking the cottage style gardens of the farmhouse. Wood effect flooring. Stairs leading to first floor. Wooden glazed door into kitchen. Understairs cupboard.

Kitchen/diner with shaker style kitchen with roll-top worksurfaces and inset lamona ceramic sink unit. Stainless steel gas cooker, stainless steel 5-burner gas hob and matching stainless steel cooker extractor hood. Space for full height fridge/freezer. Laminate wood effect flooring. UPVC double glazed window to front overlooking the patio area and driveway. UPVC double glazed window to rear with views over to the Mendip Hills. Open stone fireplace with wooden mantel and concrete hearth.

Steps leading up to sitting room, accessed via a wooden glazed door. Vaulted beamed ceiling. UPVC double glazed window to side which could be turned into a patio door to give access out onto the rear gardens of the farmhouse. Wooden door into:-

Bedroom 1 with UPVC double glazed window to side overlooking the surrounding countryside. Vaulted beamed ceiling. Door into en-suite shower room with Victorian style white suite of close coupled WC, pedestal wash hand basin and corner glass and chrome curved shower cubicle with Mira shower. Built-in cupboard. Wood effect flooring. Extractor fan.

First floor
Landing with wooden doors to bedroom 2 and wooden door leading into bedroom 5 of the farmhouse. Access to roof void.

Bedroom 2 with UPVC double glazed window to front overlooking the gardens and driveway. UPVC double glazed window to rear with panoramic countryside views up to the Mendip Hills. En-suite shower room with a white suite of pedestal wash hand basin, close coupled WC and curved glass and chrome shower cubicle with Mira shower. Extractor fan.

THE COTTAGES

Stable Cottage
Stone built two-storey cottage under a mono-pitch clay tiled roof which is electrically heated and has UPVC double glazing. Accessed via a wooden stable door. Contemporary style open plan sitting/dining room and kitchen area with spotlights and wood effect flooring. Stairs to first floor accommodation. Kitchen with fridge/freezer, dishwasher, stainless steel electric oven and halogen hob with matching stainless steel cooker extractor hood. UPVC double glazed window to side.

First floor
Landing. Two bedrooms (double and bunk). Shower room with white suite of corner curved shower cubicle with Mira electric shower, coupled WC, pedestal wash hand basin and built-in airing cupboard with factory insulated hot water cylinder. Outside is a small patio area of block paving to front with seating.

Chalet
Single storey timber clad chalet with mono-pitch tiled roof which is electrically heated and has UPVC double glazing. Open plan sitting room, diner and kitchen with UPVC double glazed window to front overlooking the patio. Flat screen TV, automatic washing machine. Stainless steel electric cooker and halogen hob. Matching stainless steel cooker extractor hood. Fridge/freezer. Clock radio. Range of books. UPVC double glazed window to side. Bedroom with vaulted beamed ceiling and UPVC double glazed window to front overlooking the patio. En-suite with a white suite of close coupled WC, wash hand basin in vanity unit and shower cubicle. Access to the roof void. South facing outside patio area with seating at the front of the property.

OUTSIDE
The property faces onto the A39 Glastonbury to Wells road and is accessed via an asphalt driveway. From the asphalt drive there is a 5-bar wooden gate that leads into the orchard. The orchard is enclosed by post and rail fencing with a greenhouse and is planted with fruit trees such as cherry, apple and hazelnuts.

There is a further 5-bar wooden farm gate leading out onto the paddock. Within the paddock is a redundant stone barn which Mendip District Council have given planning permission in February 2015 for the conversion and extension of the redundant barn to form a 1-bedroom dwelling, including replacement of existing roof with living/grass roof. (Ref: 2015/0222/FUL). The gardens are an integral part of the property and are planted as wild flower borders. There is a red telephone box. The gardens enjoy panoramic countryside views out onto the Mendip Hills. The well to the front was restored by the current owner in 2004 and is known locally as the little cousin to the Bishops Well in Wells in its outlying spring and is fed by the natural filtered waters from the Mendip Hills. To the rear of the property is a gravelled car park with parking for 6-8 vehicles.

Located off the car park is a timber garage (8.40m x 5.97m) under a pitched clay tiled roof with 3 double doors. The garage has a concrete floor, power, timber walls and fluorescent lighting. To the side is a timber staircase leading to the first floor where there is access to the office via a wooden glazed door. The office (8.17m x 3.47m) has dormer windows to front overlooking the paddock and surrounding countryside plus a window to side overlooking the surrounding fields. The office could possibly be converted into guest accommodation by adding an en-suite, or alternatively the whole building could be converted into a self-contained holiday letting cottage, subject to gaining the necessary planning consents.

The stone barn attached to the annexe is two-storey in part housing a wall mounted gas boiler that runs the annexe. Built-in lockable store for the business and autility room (3.96m x 3.28) with tumble dryer and automatic washing machine. Range of wooden shelving. Guest freezer. Belfast sink unit. Flomaster modern hot water cylinder. Wall mounted Worcester gas boiler providing central heating to the farmhouse. Double pedestrian doors to outside. Concrete floor. The stone barn has further development potential to provide an extra bedroom to the annexe or to be converted into guest accommodation, subject to gaining the necessary consents.

METHOD OF SALE
The property is offered for sale by private treaty, inclusive of trade inventory to include furnishings, equipment, fixtures and fittings within the holiday letting cottages and in relation to the business, excluding any personal items.

TENURE & POSSESSION
The freehold interest is being offered with vacant possession on completion.

EPC RATINGS
Littlewell Farmhouse: D
The Annexe: D
Stable Cottage: E
The Chalet: E

LOCAL AUTHORITY
Mendip District Council

VIEWINGS
Strictly by appointment with agents Carter Jonas.