The Smithy, an extremely well presented property enjoys a prominent centre location in Combe st Nicholas with the added benefit of versatile living accommodation offering potential annex or additional income options if desired. Detached garage and off road parking. The superb character filled 3 double bedroom cottage comprises; entrance hall, dining room, modern fitted kitchen, side porch, 20ft sitting room with exposed stone walls, stripped floorboards and a multi fuel burner. 3rd reception room with its own external entrance door and multi fuel burner, 2nd kitchen and 2 white suite bathrooms. Further benefits from double glazing, oil fired heating and low maintenance pretty cottage style courtyard garden.

Approach
The wood part glazed front door is accessed from the village lane through the storm porch and opens to:

Entrance Hall
With a quarry tiled floor, built-in storage cupboard, single panel radiator and a wall mounted electric fusebox and meter. Part glazed wood doors open to the sitting room and:

Dining Room - 13' 1'' x 12' 10'' (4.00m x 3.91m)
Double glazed window to the front aspect, double panel radiator and white washed floorboards.

Kitchen - 11' 6'' x 10' 3'' (3.51m x 3.13m)
Fitted with a modern range of cream fronted 'shaker' style base units and glazed wall display cabinets, wood block worktops over and all complemented by tiled splash backs. Inset porcelain double bowl with a mixer tap over. Bosch induction hob with a stainless steel chimney style extractor over and separate high level Bosch multi-function ovens. Space and plumbing for both a dishwasher and washing machine, space for an upright fridge/freezer. Two double glazed windows to the side aspect, double panel radiator, wood effect laminate flooring and exposed ceiling beams. Part glazed door opening to the side porch with a further part glazed door opening to outside.

Sitting Room - 20' 1'' x 14' 3'' (6.13m x 4.34m) (max)
A simply stunning room with features including; stripped floorboards, exposed stone walls, part wood panel wall, exposed ceiling timber beams and a superb fireplace with an inset multi-fuel burner on a paved hearth and timber mantle. Two double glazed windows to the front aspect and a further double glazed window to the side. A double and a single panel radiator, power point with USB ports and stairs rise to the first floor.

First Floor Landing
With a double glazed window to the side aspect, stripped floorboards and an exposed stone wall and beams. Double panel radiator, telephone point and wall light.

Bedroom 1 - 14' 6'' x 12' 5'' (4.42m x 3.79m)
A dual aspect room with double glazed windows to the front and side. Feature exposed stone wall, stripped floorboards and an attractive decorative cast iron fireplace. Double panel radiator.

Bedroom 2 - 13' 5'' x 13' 1'' (4.08m x 4.00m)
A dual aspect room with double glazed windows to the front and side aspects, painted floorboards, double panel radiator and access to the roof void.

Bathroom - 11' 3'' x 7' 6'' (3.42m x 2.29m) (max)
Fitted with a modern white four piece suite comprising; panel bath a mixer tap and shower attachment over. Tiled quadrant cubicle with a glass door and wall mounted thermostatic shower with rainfall head over. Pedestal wash hand basin with mixer tap over. Low level WC. Obscure double glazed window to the rear aspect, part wood panelled walls, laminate flooring, chrome ladder style heated towel rail and recessed ceiling spotlights.

Reception Room - 13' 9'' x 9' 1'' (4.20m x 2.78m)
This room is mutli-functional as can be accessed from the main sitting room or from its own external front door thus providing annex potential or further income stream if desired. Double glazed window to the front aspect, feature original fireplace with a brick surround and an inset multi-fuel burner. Wood effect laminate flooring, double panel radiator and an under-stairs storage area. Step and opening to:

2nd Kitchen - 11' 1'' x 9' 2'' (3.37m x 2.80m)
Feature stone chimney breast and a double glazed window to the side aspect with window seat. Fitted with a range of white fronted base units, rolled edge worktop and an inset stainless steel one and half bowl and drainer with mixer tap over. Space for an under counter fridge. Stairs rise to:

2nd First Floor Landing
A spacious landing with a double glazed window to the front aspect, stripped floorboards, exposed beams and a single panel radiator.

Bedroom 3 - 11' 6'' x 9' 6'' (3.50m x 2.90m)
Double glazed window to the side aspect, stripped floorboards, exposed beams and access to the roof void.

Bathroom - 10' 2'' x 6' 0'' (3.10m x 1.84m)
Fitted with a modern white three piece suite comprising; 'P' shaped bath with a glass screen, taps and a wall mounted Triton electric shower over. Pedestal wash hand basin with mixer tap over and a low level WC. Obscure double glazed window to the front aspect, waxed floorboards, chrome ladder style heated towel rail, wall light with shaver point, exposed beams and recessed ceiling spotlights.

Garage - 20' 3'' x 10' 0'' (6.16m x 3.06m)
A detached slightly larger than average single garage, up and over door heading the off road parking area, side access door from the garden and windows to both side aspects. Floor mounted oil fired boiler. Power and light connected.

Outside
The property enjoys a convenient village centre position and the front door is approached from the lane. A wrought iron side gate gives access to the path leading to the side porch door from the kitchen. Steps rise to the main courtyard style private garden and provides a lovely seating space. Mainly paved with a selection of raised beds filled with an established variety of ornamental trees, low shrubs and plants to provide 'year round' interest. A feature pond is to the side. A separate raised garden has a timber decked seating area and a path leads to the side access door to the garage and onwards to a timber shed and rear access gate to the front of the garage and the off road parking area. Outside water tap and screened oil storage tank.

Tenure
Freehold

Council Tax
Band D

Energy Performance Rating
Band F (22)

Services
Mains Electric, Water and Drainage. Oil Fired Heating.

Viewing
Strictly by appointment only via sole selling agent Tarr Residential on[use Contact Agent Button] or at 35 Fore Street, Chard, Somerset TA20 1PT.

Council Tax Band: D
Tenure: Freehold