Ham Hill, Stoke-Sub-Hamdon, Somerset

THE AGENT SAYS...
The Old Rose and Crown is a characterful property with lovely proportions and a family friendly, sociable layout. The original fireplaces in the sitting and dining rooms provide a nod to the history of the property and add a wealth of character. The house has a desirable broken-plan layout with the main rooms all interconnected but retaining a sense of separation and individual identity. Sustainable energy is generated by photovoltaic solar panels on the roof with any surplus energy providing a tax-free income.

THE PROPERTY
A lobby protects the sitting room from the elements and provides a welcoming entrance with storage space. Flooded with south-westerly light, the spacious sitting room has a Hamstone fireplace with a substantial mantel beam, stone hearth and log burner; next to the fireplace is a built-in storage cupboard. Off the sitting room is the dining room which has a fireplace set into a wall of exposed Hamstone with a high mantel shelf. This delightful focal point adds character and texture to the room and offers a place to create an eye-catching still life display. The dining room has been partially knocked through to the kitchen to create a sociable space but one that retains a sense of separation.

The kitchen is a superb size with plenty of fitted storage units, room for a large fridge-freezer, a freestanding island, eye-level double oven, combined gas and induction hob with extractor above, integrated dishwasher, and plenty of preparation space. There are doors either side of the kitchen - one leads out to the garage and adjoining home office and the other out to the rear hall. The dedicated office is a good size and well lit by skylights. There is plumbing for a sink in one corner and ladder access to mezzanine storage. The rear hall houses the stairs to the first floor, a utility room and WC, and leads back into the sitting room.

On the first floor there are four bedrooms and the family bathroom. The large principal bedroom has fitted wardrobes and an impressive en suite with a bath, separate shower cubicle, WC, and wash basin. The other three bedrooms are all double rooms, with a small built-in wardrobe in bedroom 2. Like the en suite, the family bathroom is also a generous size and has a bath, separate shower, WC, basin, and a handy airing cupboard for towel and linen storage.

OUTSIDE
Three steps from the street lead up to a wrought iron gate and the paved path to the front door. The front garden is predominantly hardstanding with gated parking in front of the garage. Evergreen shrubs soften the facade and highlight the carved stone bearing the house name. The main garden is to the side of the property with access via double doors from the garage. Steps lead up to a large raised patio which in turn has steps up to the lawn. A steep bank along the rear boundary, with shrubs and silver birch trees, makes the garden wonderfully secluded. At the far end of the lawn is an enclosed kitchen garden area with a greenhouse and timber shed.

SERVICES
Mains water, drainage and electricity. Gas-fired central
heating. PV Solar Panels.

LOCAL AUTHORITY
Somerset Council - Band E

ENERGY PERFORMANCE CERTIFICATE
Current Rating - C