BA11

This is a charming four-bedroom period property located within a small development in the hamlet of West Woodlands. The property offers views of the countryside from both the front and rear, there is also access to rural walking paths. A converted property that offers flexible accommodation for any client. Fully decorated, off road parking and modern programmable energy efficient electric radiators. Available immediately, early viewing is advised to avoid any disappointment.

Description
A wood-effect UPVC door provides access to the property from the courtyard. Inside, the entrance hall features ceramic tiled flooring and doors leading to the downstairs cloakroom, kitchen, reception room, and stairs rising to the first-floor landing.

The cloakroom includes a white hand basin with pedestal, close-coupled WC, ceramic tiled flooring, and a privacy glazed window facing the courtyard.

The kitchen is equipped with a range of wall and base units, a stainless-steel sink and drainer, plumbing for a washing machine, a hob with extractor hood above, and an integrated double oven. It also has ceramic tiled flooring and a window to the front aspect.

The reception room is carpeted and features exposed beams, a window overlooking the front, a door to an understairs cupboard, and a pair of glazed double doors that step into the garden room.

The garden room benefits from tiled flooring and exposed stone walls, with a pair of wooden and glazed doors providing access to the garden.

On the first-floor landing, there is a window overlooking the courtyard, stairs leading up to the second floor, and doors giving access to two bedrooms, the airing cupboard, and the bathroom.

The main bedroom is fully carpeted and dual aspect, with windows looking out to both the courtyard and the front.

Bedroom two is also fully carpeted, with a window to the front aspect.

The bathroom features a privacy glazed window overlooking the courtyard, and a white suite comprising a WC, wash basin, and bath with thermostatic shower above.

On the second floor, there are two additional bedrooms, both with limited headroom, making them ideal for children's bedrooms or playrooms. Both rooms have available storage cupboards. The landing between the two rooms has previously been used as a small home office.

Garden and Outside
There is a pretty enclosed garden with lawn area to the rear enjoying a private aspect. There is also parking for one vehicle in the communal parking area.

Maximum Room Sizes - (Internal wall to wall measurements taken)
Reception Room - 13'6" x 10'10" (4.11m x 3.30m)
Garden Room - 18'11" x 10'4" (5.76m x 3.15m)
Kitchen - 13'6" x 7'9" (4.11m x 2.36m)
Bedroom One - 17'10" x 12'1" (5.44m x 3.68m)
Bedroom Two - 12'3" x 12'1" (3.73m x 3.68m)
Bedroom Three - - 12'1" x 9'8" (3.68m x 2.95m)
Bedroom Four - 12'2 x 9'8" (2.71m x 2.95m)

Available: Immediately
Offered: Unfurnished
Council Tax Band: "E" £ 3,121.18p per annum 2025/26 with Somerset Council
EPC Rating: "E"
Parking: Off-road parking for one vehicle.
Accessibility: Bedrooms and bathroom in the property are accessed via a staircase.

Electricity: Mains metered supply connected, charges payable by tenant.
Water: Mains metered supply connected, charges payable by tenant.
Sewerage: Connected to communal septic tank system, no charge payable by tenant for this service.
Heating: Wall mounted programmable electric radiators and hot water from electric immersion cylinder.

Broadband: "Openreach" network is available in this area, use the OFCOM mobile and broadband checker for broadband performance, alternative internet connection options and the availability of Fixed Wireless Access providers. Any connection requirements or charges are arranged and payable by the tenant. Type "OFCOM broadband checker" into your preferred internet search engine for details.
Mobile: Type "OFCOM mobile checker" into your preferred internet search engine to check mobile performance at this property.

Tenancy Restrictions:
Not to receive paying guests or carry on or permit to be carried on any business, trade or profession on or from the Property except as for those permitted under this Agreement. The Landlord permits the Tenant to run a home business to operate from the Property as defined by the Small Business, Enterprise and Employment Act 2015.

The keeping of pets at this property will be considered subject to the following conditions. Not to keep any cats or dogs at the Property and not to keep any other animals, reptiles or birds (or other living creatures that may cause damage to the Property, or annoyance to neighbours) on the Property without the Landlord's written consent. Such consent, if granted, to be revocable, on reasonable grounds by the Landlord.

Permitted Fees:
Holding Deposit of up to 1 week's rent £346.15p.
Tenancy Deposit of up to 5 weeks rent £1,730.76p.

The asking rent does not include charges that may be payable before and/or during the duration of the tenancy, therefore you may be required to make one or more of the following permitted payments:
* Payments associated with early termination of the tenancy when requested by the tenant.
* Payments to service providers in respect of utilities, communication services, TV licence and council tax.
* Other payments, permitted under appropriate legislation, including damages.

The agent is a member of The Property Ombudsman Limited, which is a redress scheme, and Client Money Protect.

Directions
From the Market Place in the town centre of Frome, head towards Shepton Mallet up Bath Street (B3090).
At the mini roundabout, go straight ahead up Wesley Slope, turn left into Keyford (B3092) just before the top of the hill.
Continue to follow the B3092 through the traffic lights into Culver Hill, staying on this road, head out of Frome.
At the Blatchbridge Roundabout, take the 2nd exit and stay on B3092 for a further mile, the entrance to the car park for the property can be found on the right-hand side of the road. It is marked with a sign "Manor Farm".

Further Information
The historic market town of Frome, with a vibrant cultural scene, boasts the most listed buildings in Somerset. The town has a good range of shopping facilities, many pubs, local cafes and eating establishments, cinema, theatres, there is also a sports & leisure centre and other sports clubs available. There are a good range of private and state schools available. The town is 14 miles from the Georgian City of Bath, junction 18 of the M4 motorway is 23 miles distance and Bristol International Airport is 24 miles away. There are direct links from Frome train station to London Paddington and Waterloo. All distances approximate.