Period village house in Catcott with annexe and 2.4 acres

West Barton House is a very attractive family home set in 2.4 acres of its own land in the sought after village of Catcott. The property has the added appeal of excellent transport links, access to the M5 motorway is just a 10-minute drive, with rail links to London from Taunton just 30 minutes away. Bristol airport is accessible in 45 minutes and Millfield School, 20 minutes by car. With its origins in the Victorian era, this unique property provides a quintessentially English village location in a house that effortlessly combines style and charm and reflects the much-loved family home that is has been. There are many traditional features with the very useful, more recent addition, of a two bedroomed annex, which the current owners have successfully let. The annex would also be ideal for a dependent relative or young adult children as it is separate from the main house and enjoys its own access but also has access available from the ground floor of the house.

As is traditional with a country residence, the current owners usually use the back door but the south facing front entrance is charming, with a red-brick and glazed entrance porch leading to the main front door. The reception hall welcomes with original flagstone flooring and a sunny décor; providing access to the drawing room off to the right and dining room to the left. The drawing room is very well appointed being double aspect and with an impressive stone fireplace housing a wood burning stove for cosy winter evenings. There is plenty of room for three sofas around the fire and there is access from here into the adjoining annex. A traditional dining room looks out over the pretty front garden and creates an elegant space to enjoy entertaining family and friends, exposed wooden floorboards and fireplace to warm winter guests complete this lovely room. From the rear hallway a doorway leads into the light and airy galley style kitchen that overlooks the rear garden. Adjacent to the kitchen and providing for the practicalities there is a utility room incorporating a downstairs WC and a multi-use parlour room provides the perfect spot for casual dining and as a secondary sitting room. A wood burning stove keeps this area cosy and there is easy access to the garden at the rear. Finishing the ground floor is a lovely matching conservatory that has access to the front garden, perfect for overwintering tender plants and enjoying a cup of coffee and having a break overlooking the wonderfully stocked borders. Stairs from the hallway rise to a light and spacious landing with windows overlooking the front garden and out over the rear garden and paddocks. From here three double bedrooms lead off, the main double has an en-suite shower room and a family bathroom with separate shower serves the other two rooms.

A self-contained flexible use annex can be accessed from the ground floor via the drawing room and provides a very light and pleasant kitchen/dining room and sitting room with stairs rising to two further bedrooms and shower room. There are doors from the sitting room onto the front garden and access into the kitchen at the rear.          

Outside
At the main entrance ample parking for multiple vehicles on the driveway lies adjacent to a large, detached garage which opens into the workshop, whilst a pedestrian gate from the lane joins a pathway to the front entrance door. This charming approach to the house is bordered by well-stocked herbaceous beds that have been cleverly planted to ebb and flow with the seasons. Additionally with well-established trees including the red-berried cotoneaster punctuating the scheme, the front garden is a delight. The rear garden has been equally well considered with a kitchen garden area within easy reach for use while cooking and further stunning planting. The rear is divided into separate areas providing al fresco dining on the secluded terrace area with evergreen hedging and planting screening the heated swimming pool which is enclosed within its own fenced area. Secure level paddocks with water supply lie at the end of the rear garden where two loose boxes and a tack room are conveniently placed and there is a useful store and studio.  

Situation 
Catcott is a quiet and safe community that offers a primary school, a 13c church and two good pubs, the King William Inne and the Crown, both within walking distance. Polden Medical Practice is the local surgery for 9,000 patients, in Edington, 3 minutes drive from Dial House. The local shop in Edington sells everything from lemons to lawnmowers! Local towns include Street and Glastonbury and Langport – each offers a variety of supermarkets and the usual range of high street shops. Taunton is just a ½ hour drive. There are a number of excellent state and Independent schools in the area that include Millfield, and Strode College in Street and the Taunton schools Transport links are good with the M5 just a ten minute drive and rail links to London from Taunton. Bristol airport c.23 miles

Directions 
West Barton House, 52 Manor Road, Catcott  
Postcode: TA7 9HD
what3words: backpacks.honey.opened

Local Authority -
Material Information
In compliance with The Consumer Protection from Unfair Trading Regulations 2008 and National Trading Standards Estate and Letting Agency Team’s Material
Information in Property Listings Guidance


Part A
• Council Tax Band - F
• Asking Price - Guide Price £1,050,000
• Tenure - Freehold

Part B
• Property Type - Detached
• Property Construction – Standard
• Number and Types Of Rooms - See Details and Plan, all measurements being maximum dimensions provided between internal walls
• Electricity Supply - Mains
• Water Supply - Mains
• Sewerage – Private drainage 
• Heating – Oil fired central heating 
• Broadband - Please refer to Ofcom website.
• Mobile Signal/Coverage – Please refer to Ofcom website.
• Parking – For multiple vehicles 




Part C
• Building Safety – The vendor is not aware of any Building Safety issues. However, we would recommend that the purchaser’s engage the services of a Chartered Surveyor to confirm.
• Restrictions – We are not aware of any significant/material restrictions, but we’d recommend you review the Title/deeds of the property with your solicitor.
• Rights and Easements – We are not aware of any significant/material restrictions or rights, but we’d recommend you review the Title/deeds of the property with your solicitor.
• Flood Risk – According to the following website the property is at very low risk of flooding from surface water or sea water 
• Coastal Erosion Risk – N/A
• Planning Permission – We are not aware of any undecided planning applications within close proximity to the property 
• Accessibility/ Adaptations – N/A
• Coalfield Or Mining Area – N/A
• Energy Performance Certificate - F

Other Disclosures

No other Material disclosures have been made by the Vendor.
This Material Information has been compiled in good faith using the resources readily available online and by enquiry of the vendor prior to marketing.  However, such information could change after compilation of the data, so Lodestone cannot be held liable for any changes post compilation or any accidental errors or omissions. Furthermore, Lodestone are not legally qualified and conveyancing documents are often complicated, necessitating judgement on our part about which parts are “Material Information” to be disclosed. If any information provided, or other matter relating to the property, is of particular importance to you please do seek verification from a legal adviser before committing to expenditure.



Viewing by appointment only

Every care has been taken with the preparation of these details, in accordance with the Consumer Protection from Unfair Trading Regulations 2008, but complete accuracy cannot be guaranteed.  If there is any point, which is of particular importance to you, please obtain profession confirmation. Alternatively, we will be pleased to check the information.  These details do not constitute a contract or part of a contract.  All measurements quote approximate.  Photographs are provided for general information and cannot be inferred that any item shown is included in the sale.  The fixtures, fittings & appliances have not been tested and therefore no guarantee can be given that they are in working order.  No guarantee can be given with regard to planning permissions or fitness for purpose.  Energy Performance Certificates are available on request.


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