High Ham, Langport, Somerset, TA10

Constructed predominantly from Blue Lias stone under a tiled roof, this attractive Grade II listed house displays many of the pleasing attributes associated with a Georgian House, with a history stretching back just after this period to 1840. High ceilings, large sash windows, many with working shutters, intricate cornicing and wonderful proportions abound throughout the beautifully light and generous space. At the front of the house, just off the sizeable hall with boarded wood flooring, lies the dining room with built in cupboards, an open fireplace with marble surround and plenty of space for a table to entertain large gatherings of family and friends. The fabulous double sitting room is worth a special mention, running from front to back and filled with light thanks to its dual aspect. The ceilings are high, finished with detailed cornicing and a ceiling rose. A Jetmaster fire with marble surround provides an appealing focal point and recessed bookshelves offer further useful storage.

A separate breakfast room, ideal for more casual dining, leads through to a very well appointed kitchen towards the rear of the property. There is a range of wall and base units under a wooden worktop with built in electric oven, four ring hob, dishwasher, washing machine and dryer. A separate pantry with built in shelving and low level fridge offers additional storage solutions. The rear terrace can be easily accessed from the kitchen, perfect for al fresco dining on those warmer summer days. A great addition to this property is a substantial ground floor bedroom with access via glazed doors to the garden, along with a very well appointed ensuite shower room. Whilst currently configured as a bedroom, this could equally serve very well as a playroom or additional reception.

A beautiful, sweeping and open staircase rises to the first floor landing off which the principal bedroom can be found. This amazing room was modified around 20 years ago, when the current owners carried out significant works creating a more indulgent space. The generous space here is complimented by far reaching views across the neighbouring countryside and a large walk through wardrobe, leading to an ensuite shower room, enhances the feeling of luxury. Two further double bedrooms, one with basin and low level vanity unit and the other with a charming feature fireplace, are served by a family bathroom. A hatch gives access to a very large loft that could offer exciting potential to convert (subject to the usual planning consents). Currently it functions as some very welcome storage space. There is a sophisticated security system, as well as a steel-lined secure storage area used as a safe and shot-gun storage.

OUTSIDE
A pathway leads from the parking area up to the front of the house, adorned in wisteria and with a fine portico with elegant pillars framing the front door. A front lawn with numerous standard roses and box hedging sets a formal tone with a pedestrian path leading from the road. The driveway, with electric gates, sweeps through a large orchard featuring a rich variety of specimen trees to the paved parking area, with an oak built garage with tiled roof and electric car charging point. Further gravelled parking can be found outside the annexe. The rear garden, which is very private, is mainly laid to lawn and bounded by an abundance of well stocked borders and various standard roses. A sheltered terrace, easily accessed from the rear of the house, which itself sports a fabulous climbing jasmine, is the ideal spot from which to take in this beautifully presented garden. Numerous sheds and outbuildings ensure there is plenty of useful storage space for the avid gardener. A pumped well gives the possibility of a private water supply for drinking water, subject to the relevant tests and permissions. There are external water and electrical points. The total land holding extends to circa 1.5 acres.

ANNEXE
A stone built single storey annexe with tiled roof featuring an elegant timber slatted cupola, presents some exciting additional accommodation, ideal for visiting friends and family or perhaps as a lucrative rental enterprise. With large, vaulted ceilings and exposed beams, the open plan living space includes a kitchen fitted with double oven, electric hob, extractor fan and various wall and base units. There is space and connection for a washing machine and fridge. The double bedroom has a dual aspect, built in wardrobes and an ensuite shower room. To the rear is a large garden room with stone flooring, views to the orchard and access to a paved terrace affording privacy from the main house. The property supports solar panels (and a battery), which provide a welcome element of sustainability.

LOCATION
Southend House sits within extensive grounds on the fringe of the village of High Ham, undoubtedly one of the prettiest villages in Somerset which comprises at its heart mostly period stone houses and cottages and is centred on the ancient church of St Andrew. Its focal point is the village green which lies within the Conservation Area in which a policy of strict planning control is in force to preserve its special character. The village lies on the high ground, which drops steeply to the north revealing that most evocative part of Somerset, the Somerset Levels. The area is well placed for easy access to the towns and regional centres of the county with Somerton, at one stage the capital of ancient Wessex and Langport, a mediaeval market town both within a few miles.

COMMUNICATIONS AND TRANSPORT
Taunton has an M5 Motorway Junction providing fast and easy access to Exeter, Bristol, the Midlands and London via the M4. There is also easy access to the A303 to London and the South West. Taunton also has a main line station with fast trains scheduled to arrive at London Paddington within an hour and forty five minutes. There are airports at both Bristol and Exeter and for those wishing to cross the channel, there are ferry ports at Plymouth and Southampton.

SPORTING AND RECREATION
There are a number of golf courses within easy motoring distance including that at Long Sutton (about 4 miles). Sailing and water sports on the Blagdon and Chew Valley lakes. Racing at Taunton, Bath and Wincanton.

EDUCATION
There are a number of excellent schools for children of all ages within easy motoring distance, both state and private including Millfield, Hazlegrove, The Sherborne Schools Group, Leweston and Kings Taunton. There is also an excellent Church of England primary school in the village and Huish Episcopi School at Huish Episcopi, Langport.

AGENTS NOTE
A covenant decalres that the house and the annexe must remain in the same ownership