St. Thomas Street, Wells

SUMMARY
Lamb House, a Grade II listed building, boasts a Georgian Doulting ashlar stone facade, sash windows, a striking 32-pane bow window, and ornate doors, reflecting the craftsmanship of its era.


DESCRIPTION
Lamb House, a handsome Grade ll listed building, features a Georgian Doulting ashlar stone facade, sash windows, and a striking ground floor 32-pane bow window. Its elegant details extend to the ornate 6-panel door with a cast-iron fanlight, wrought-iron bracket, and flat-roofed dormer windows. The layout includes a small hall leading to different parts of the house and apartment, showcasing the house's historical and architectural significance while inviting visitors to admire its charm. The property can be enjoyed with a separate income via the apartment or as one larger home.

Auctioneer's Comments 
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded.

The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of £300 inc VAT towards the preparation cost of the pack.

The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

Entrance Hall 
Access into the main house & apartment.

Media Room 22' 3" Max x 10' 6" Max ( 6.78m Max x 3.20m Max )
Bay window to the front, open inglenook fire place.

Landing 

Lounge 23' 2" x 14' 1" ( 7.06m x 4.29m )
Located on the 1st floor facing the front with wooden panelling, bespoke wood shutters. Feature fire place.

Dining Room 15' 3" x 12' 1" ( 4.65m x 3.68m )
Facing the garden with French doors to the raised patio.

Bedroom Three 11' 9" x 13' 10" ( 3.58m x 4.22m )

Bedroom Four 8' 8" x 8' 1" ( 2.64m x 2.46m )

Kitchen 16' 4" x 8' 8" ( 4.98m x 2.64m )
Facing the rear garden with a selection of fitted units and Bosch oven and hob.

Shower Room 
Double shower, WC, hand wash basin, radiator and vinyl flooring.

2nd Floor Landing  
Window to the rear and loft access.

Bedroom Five 14' 3" x 11' 1" Max ( 4.34m x 3.38m Max )
Storage cupboard, wooden panelling and radiator.

Bedroom Six 11' 1" x 11' 1" ( 3.38m x 3.38m )

Garden 
An enclosed space with a patio area, and steps leading to the raised terrace from the sitting room.

Apartment  
The entry to the apartment leads to a well-appointed sitting room with a fireplace featuring a gas fire. Adjoining is the kitchen/dining room with fitted units and appliances, and a designated area for a table and chairs. Additionally, there is a utility room with ample space for appliances and a direct access to the garden, complete with two double bedrooms and a bathroom.

Services 
The property is connected to, mains gas, mains water, mains drainage and mains electric.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.