Homelands is a delightful attached period cottage in a lovely position towards the end of Tyning in a peaceful location on the very edge of the village of Timsbury which is only a 15 minute flat walk away, facing west with glorious views across open countryside. During our clients ownership the property has been subject to a programme of significant yet sympathetic renovation to create a delightful home which successfully fuses period charm with the convenience required for modern living. Particular features are the large garden room enjoying superb views, the cosy living room with its feature inglenook fireplace and wood burning stove and the well appointed kitchen/breakfast room with a range of built in appliances. The reconfiguration of the property has also created a study space downstairs as well as a utility room and wc. On the first floor there are three bedrooms and a luxury bathroom. Throughout great thought has been given to provide built in storage, including a large fully boarded attic.

Opposite the cottage there is a detached stone faced outbuilding which has been converted to provide a self contained studio with a kitchenette and shower room which provides ideal ancillary accommodation to the cottage to house dependents, guests or for use as a home office and has also been successfully let as an Airbnb enterprise.

The setting of the cottage is only truly appreciated by viewing.

Tyning is a pleasant hamlet on the western edge of Timsbury. The village lies 5 miles south of the Georgian City of Bath with its renowned range of educational and cultural facilities. The village itself has a basic range of amenities including a general stores, chemist, primary school, church, doctors surgery and public house. For those wishing to commute to the cities of Bristol and Bath, there is good road access.

In fuller detail the accommodation comprises (all measurements are approximate):

Ground Floor -

Open Canopied Porch - With a Wisteria and entrance door with double glazed centre panel leading to

Entrance Porch - Double glazed windows to front and side aspects, natural stone tiled floor. Coat hooks, seat and shoe shelf. Beamed ceiling, exposed stone wall.

Living Room - 5.60m x 5.0m to max (18'4" x 16'4" to max) - Double glazed window to rear aspect, beautiful inglenook stone fireplace with timber bressummer beam and Clearview wood burning stove. Turning staircase to first floor with storage cupboard beneath, engineered oak flooring, beamed ceiling, radiator, built in shelving with storage beneath.

Garden Room - 4.87m x 2.88m (15'11" x 9'5" ) - Extensively glazed to the front taking full advantage of the superb valley views over Greyfield Woods and across to the Mendips. Large central windows open back fully allowing the wrap around window seat to take in the mature rose garden and lawned area towards High Littleton. Double glazed French doors to outside, fitted blinds and shutters, engineered oak flooring with underfloor heating.

Kitchen/Breakfast Room - 3.95m x 3.53m (12'11" x 11'6") - Double glazed window to the front with attractive views, engineered oak flooring, beamed ceiling with downlighters, radiator. The kitchen is furnished with an excellent range of wall and floor units providing drawer and cupboard storage space with oak painted doors, white quartz work surfaces and up-stands. Inset Belfast sink with mixer tap, integrated refrigerator, full height pull out larder unit, integrated dishwasher, "magic corner" storage unit, tiled recess with bressummer beam and Rangemaster cooker with induction hob, contrasting island unit with deep pan drawers, oak work surface and breakfast bar overhang. Under cupboard hand sensored dimmable LED lighting.

Utility Room - 2.53m x 1.45m (8'3" x 4'9") - Double glazed window, natural stone tiled floor, fitted worksurface with inset sink and mixer tap, vaulted ceiling with overhead storage. Plumbing for automatic washing machine and vent for tumble dryer, stable door to entrance porch.

Cloak/Wc - Wc with concealed cistern, tiled floor, extractor fan.

Study - 2.12m x 1.97m to max (6'11" x 6'5" to max) - Double glazed window to side aspect, radiator, fitted shelving.

First Floor -

Landing - Ceiling mounted downlighters, fold down ladder access to attic storage, double doors to shelved linen cupboard with hot water cylinder.

Bedroom One - 3.88m to max reducing to 2.95m x 3.0m (12'8" to m - Double glazed window to front with window seat and beautiful far reaching views, radiator, two built in wardrobes and shelved wall cupboard.

Bedroom Two - 2.95m x 2.34m plus door recess (9'8" x 7'8" plus d - Double glazed window to front aspect with far reaching rural views. Radiator.

Bedroom Three - 3.0m max x 2.41m (9'10" max x 7'10") - Double glazed window to front aspect with far reaching views. Built in storage shelving and wardrobe (included in measurements).

Luxury Bathroom - Vaulted ceiling with double glazed velux style window. Exposed beams, heated towel rail, limestone tiled floor, ceiling mounted downlighters and extractor fan. Villeroy & Boch white suite with Crosswater chrome finished fittings comprising wall hung wc with concealed cistern, oval counter top wash basin with wall mounted mixer tap and bath with overflow bath filler, side mounted mixer and thermostatic shower, bath mounted shower screen and limestone tiled surrounds. Built in vanity cupboards including heated demisting mirrored cupboard.

Outside -

Gardens - Immediately to the front of the cottage on its western side is a delightful courtyard and garden area laid to gravel with flagstones and lawn with flower and shrub borders with old English roses. Both stepped and level access points. Adjacent to the outbuilding lies a further area of garden approximately 12.5m x 7.2m to max (approx 41ft x 24ft) which adjoins open fields and comprises a south and west paved patio terrace, vegetable plot, lawn and natural stone wall/ cultivated borders with trees and shrubs. There is a secluded decked terrace with the garden being separated from the adjoining field by ranch style fencing and enjoying superb rural views. The garden has two outdoor power and water points and external lighting to the terrace and decking

Studio Living Space - 5.05m x 4.23m (16'6" x 13'10" ) - A stone faced outbuilding known as "The Albertine" (due to its mature Rambling Rose) has been converted to provide a studio living space with vaulted beamed ceiling with downlighters, double glazed French doors and double glazed picture window with beautiful views and a further double glazed window to side aspect. LVT flooring and designer radiators. Wooden steps lead to a

Mezzanine Area - 2.59m x 2.09m (8'5" x 6'10") -

Kitchenette - Within the studio double doors conceal a cleverly designed cupboard kitchenette with inset stainless steel work surface with sink and built in fridge freezer.

En Suite Shower Room - White suite with chrome finished fittings comprising wc with concealed cistern, wash hand basin with mixer tap, LVT flooring, heated towel rail. Ceiling mounted downlighters and extractor fan. Fully tiled shower enclosure with electric independent shower. Heated demisting mirror unit with LED lighting.

As part of the outbuilding there is an

Externally Accessed Store - 2.57m x 1.85m (8'5" x 6'0") - Double height with sliding entrance door, upper storage deck, concrete floor, built in workbench, shelving, power and lighting.

Parking - To the front of the outbuilding there is off street parking for two vehicles.

Agents Comments - The property has mains water and electricity. The property has electric central heating by radiators and underfloor heating to the garden room. There is septic tank drainage system. We understand from our clients that the income they have received from Airbnb lettings suggests a gross income of £20,000 pa could be generated from letting the studio on a weekend and long weekend basis.

Council Tax - According to the Valuation Office Agency website, cti.voa.gov.uk the present Council Tax Band for the property is D. Please note that change of ownership is a 'relevant transaction' that can lead to the review of the existing council tax banding assessment.

Tenure - Freehold. The septic tank is situated in the adjacent field and its site is leasehold on a 999 year lease from November 1976 with approximately 952 years remaining.