The Old Red Lion, Westbury Sub Mendip 16th Century property formally a Public House

FOR SALE BY PUBLIC AUCTION Tuesday 31st March 2015, 7pm at Wells Golf Club

Wells, Somerset, BA5 3DS

Auction Guide: £280,000 - £320,000

The Old Red Lion, Westbury Sub Mendip, BA5 1HR

Attractive 16th Century dwelling

Grade II listed

Requiring modernisation and improvement

Popular village location

Description A delightful Grade II listed dwelling, historically used as the Village’s Public House. Elevated position and situated within the picturesque surroundings of the Mendip Hills. Dating back to the 16th century, the property is steeped in history and incorporates a number of historic features throughout, e.g. arch doorways, inglenook fireplaces etc. Situated within the development limits of a desirable village and standing in well-proportioned grounds of approximately 0.23 acres. An attractive range of traditional outbuildings either adjoining or detached from the dwelling. These offer potential for conversion to enlarge the existing accommodation, or independent such as annex, holiday let or possibly a standalone property (subject to any necessary planning consents being obtained). Offering well-proportioned internal accommodation of over 1,300ft². Though the property requires modernisation and improvement, when completed, it will provide an attractive ‘chocolate box’ residence, incorporating living accommodation suited for the 21st century The property is offered for sale with NO uplift or overage clause. Accommodation With reference to the floor plan opposite: Ground Floor

Entrance Hall – tile floor.

Living Room – inglenook fireplace, flag floor, window seat.

Inner Hall – flag floor.

Dinning Room – fireplace with tile hearth and surround, window seat.

Bathroom – Bath, shower, Wash hand basin.

Cloakroom – WC.

Kitchen – Oil-fired ray burn, built-in cupboards, flag floor.

First Floor

Gallery Landing – built-in cupboard.

Bedroom 1 – built-in cupboard with hot water tank.

Bedroom 2

Bedroom 3

Bedroom 4

Outside Direct vehicular access from adjacent highway to off-road parking area, together with lean-to building (28.35m²) and lean-to store (7.86m²). Paved garden to front with flower/shrub beds. To rear of dwelling is large garden area together with Traditional Coal Store (12.49m²) and Traditional Building (16.50m²) Location Positioned within the medieval village of Westbury-Sub-Mendip, with the cathedral city of Wells and the world-famous Cheddar Gorge nearby. The area is renowned for its stunning countryside. The Mendip Hills are an Area of Outstanding Natural Beauty. The City of Wells is within ten minutes’ drive and offers a wide range of shopping and amenities including the cathedral, schooling and retail. A wider range of shops and facilities can be found at Bath, Bristol and Taunton - all within easy reach. Major communications are easily accessible, the A303 is within a 30 minute drive, providing access to London. The A367 provides a route giving access to Bristol and Bath. The A39 provides communication to the M5. Mainline railway stations are situated at Castle Cary and Bath, both providing a service route to London Paddington. Bristol International Airport operates regular services to many European cities. Land at Lynchcombe Lane Guide: £20,000-£30,000 Single enclosure of pastureland extending 2.35acres, situated approximately 1/3 mile East of The Old Red Lion. This land will be offered for sale by auction on the same night. For further details please contact Cooper and Tanner. General Remarks Viewings Strictly by appointment only through the agents, Cooper and Tanner LLP. Tel. 01458 834288. Services It is understood mains electricity, water and drainage are connected to the site. Purchasers are advised to make their own enquiries into the adequacy and availability of any services. Council Tax (2014/2015) Band E - £1,756.68. Completion Completion has been set for the 28th April 2015 or earlier by agreement. Buyers Lot Charge £450 per lot, inclusive of VAT, to be paid to Cooper and Tanner at the fall of the hammer. Local Authority Mendip District Council Telephone: 0300 303 8588 Tenure Freehold with vacant possession. VAT The purchase price will not be subject to VAT. Solicitors Messrs Harris & Harris, Wells Tele: 01749 674747 Kathryn Lander acting

Directions On entering the village on the A371 (Stoke Road) continue towards Rodney Stoke. Continue through the village passing the Church on the left. On the sharp left-hand bend turn right on to School Lane. Continue c.130m bearing right at ‘The Square’ and then immediately left onto Free Hill. Continue c.80m and the property can be found on right-hand-side. Please use site and location plans for assistance.

Auction Guide: £280,000 - £320,000

IMPORTANT NOTICE:

These particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, warranties and other details are given without responsibility and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.