A deceptively spacious, flexible, well appointed, four bedroom family home. Mature gardens extending to ½ acre (more or less) with lovely open views in a private and secure setting. There is a self-contained annexe over the garaging giving the opportunity for income or multi-generational living.

The Key features are:
• Recently improved and extended
• Eat in kitchen with AGA
• High Specification Self-Contained Annexe for income or family use.
• Garaging with Inspection Pit and ample secure parking.
• Wood Burning Stove
• Large South facing Conservatory
• 10 mins to Westbury Station with direct line to London
• Open country views

SITUATION AND GENERAL INFORMATION
Set back from the A36 on the old Warminster Road and screened by high hedging and apple orchard, this appealing stone and brick built home has been lovingly improved and extended within the last five years. Local facilities close by include an Inn, farm shop and country goods store. The nearby village of Beckington has a primary school, prep school and nursery (age 3-11), GP surgery and delicatessen. The surrounding towns of Frome, Bradford on Avon, Trowbridge and Westbury are all within easy travelling distance. They all have mainline railway stations, giving access to London and other towns and cities. The World Heritage City of Bath is some 12 miles distant and is famed for its cultural, leisure and shopping facilities.

DIRECTIONS
From this office proceed southwards out along the Frome Road (B3109) on to Wingfield crossroads and traffic lights. Proceed straight across to the village of Rode and then turn right at the junction on to the A361. Continue on to Beckington by-pass (A36) and turn left, southwards towards Warminster. Keep straight on for Standerwick and after approximately 1km turn right and immediately left onto the old Warminster Road. 2 Hilliers Cottage is to the right and accessed via entry phone and security gate. On entering the grounds there is a wide driveway and gravelled area for parking. Adjacent to the driveway is garaging with self-contained Annexe over.

The accommodation is as follows:

PORCH
Part glazed front door leads to …

ENTRANCE HALLWAY
Spacious reception hallway

CLOAKROOM
Low level WC; wash hand basin; radiator; extractor fan.

UTILITY ROOM
Stainless steel single sink unit; provision for automatic washing machine; radiator.

SITTING ROOM
Fireplace with attractive surround housing electric fire; 2 radiators; TV point; dual aspect garden view.

LIVING ROOM
Feature inglenook fireplace housing woodburning stove; 2 radiators; exposed beam; double doors to conservatory; access to kitchen/breakfast room; dual aspect views.

INNER LOBBY with staircase to first floor

KITCHEN/DINING ROOM
1 ½ bowl deep-ware sink; excellent range of wall and base units incorporating Neff oven and microwave, induction hob, built in dishwasher; former fireplace housing electric Aga with 2 hot plates and 2 ovens; dual aspect; tiled splashbacks and sills; exposed beam. Access to lobby area with understairs dry food pantry. Access to conservatory/garden room; lovely dual aspect views.

CONSERVATORY/ GARDEN ROOM
Recently added conservatory with views of the garden. 2 electric heaters; garden view; sliding door to outside.

FIRST FLOOR
LANDING
Spacious area with desk/study area; access to inner landing with doors to Bedrooms 1 and 2; access to walk in storage with hanging spaces and shelves; access to loft.

BEDROOM 1
Dual aspect. Cupboard with drawers and hanging; access to walk in wardrobe; double radiator; door to ensuite ‘jack and jill’ shower room shared with bedroom 2.

BEDROOM 2
Dual aspect with lovely views. Double radiator; walk in wardrobe; access to loft space (not inspected).

‘JACK AND JILL’ EN SUITE SHOWER ROOM
This services both bedrooms 1 and 2. Triton shower; splash screen; wash hand basin; low level WC; mirror; extractor fan.

BEDROOM 3
Radiator; view of orchard; built in storage and hanging.

BEDROOM 4
Radiator; bulkhead cupboard; cupboard housing Vailant gas fired boiler.

BATHROOM
Panelled bath with mixer taps and shower over; splash screen; wash hand basin; low level WC; bidet; radiator; plumbing for automatic washing machine.

GARDENS
To complement this particularly attractive home, there are extensive kitchen and pleasure gardens which include productive soft fruit cage and vegetable areas and orchard of apple, pear and Victoria plum trees. There are numerous mature trees, hedges and shrubs, with various seating areas and sun terrace/patio - all of which would prove of much interest to the keen horticulturist. The garden enjoys a south westerly aspect, with views over open pastureland.

GARAGING AND SELF-CONTAINED ANNEXE
A timber clad detached dwelling of approximately 41’ x 21’ (external measurement) accommodates the double garage (with inspection pit), and a single garage, both of which have remote controlled electric doors; water softener; outside lighting and attached log store. A side entrance area gives access to the self-contained annexe.

SELF CONTAINED ANNEXE
Entrance lobby with underfloor heating and utility area with stairs rising to fully fitted modern kitchen including dishwasher, induction hob, oven, integral fridge, extractor and sink. There is ample space for both living and bedroom. To the end, a comprehensively fitted shower room with large walk in shower, low level WC and wash hand basin; underfloor heating and heated towel rail.

SERVICES
Mains water, electricity, and gas. Septic tank drainage.
Telephone subject to British Telecom Transfer Regulations.

FIXTURES & FITTINGS
Any fixtures and fittings not mentioned in the sale particulars are not included in the sale.

NOTE FROM THE AGENT
Geoffrey M Saxty FNAEA, Estate Agent, Letting and Property Management endeavours to provide informative, descriptive sale particulars. However, if there are any points that are of interest to you please do not hesitate to contact this office for further information (particularly those applicants travelling from further afield).

Geoffrey M Saxty FNAEA has not carried out a detailed survey nor tested the services, appliances and specific fittings. All room sizes are approximate.

In accordance with Money Laundering Regulations, the intending purchaser(s) will be requested to provide the following:
1. Identification documentation
2. Proof of funding

BASIS OF SALE
Vacant possession upon legal completion.

COUNCIL TAX BAND
E – Mendip Council approximately £2,356.12 per annum (this figure is given for the financial year starting 1st April 2022)

TENURE
Freehold

AGENT’S NOTE
This sale is in conjunction with Woolley & Wallis, acting as joint agents.