Delightful 3 bed cottage in central Bruton

Tucked away just behind Bruton's vibrant high street, No. 2 Lower Backway enjoys one of the town's most sought-after locations. Quiet and peaceful, yet only a two-minute walk from Bruton’s restaurants, independent shops, galleries and cafés that have made Bruton one of Somerset's most desirable destinations.
Built in stone, this attractive modern cottage has all the charm of a cottage, combined with the ease and efficiency of contemporary living. One of just a pair, it sits within a generous plot with both front and rear garden and enjoys a lovely position not far from the stepping stones and Packhorse bridge in the heart of the town.
Inside an entrance hall leads through to a delightful sitting room where a wood-burning stove creates a natural focal point and south-facing windows fill the room with natural light. There is a generous walk-in understairs cupboard providing excellent everyday storage.
At the rear of the house, the kitchen is very much the heart of the home. Bright and spacious, it has ample room for a dining table and chairs. Wide sliding glass doors open directly onto the patio and garden beyond. A rear lobby provides additional access to the garden together with a useful cloakroom.
Upstairs are three light-filled bedrooms. Two are generous doubles, while the third offers flexibility as a child's bedroom, study or home office. The principal bedroom enjoys a built-in wardrobe and an attractive outlook across Lower Backway. There is also a family bathroom.

Outside
A traditional picket gate opens onto a pathway through the front lawn, creating an attractive approach to the house, while mature stone walls provide character and privacy. To the rear, the enclosed garden offers a lovely balance of lawn and patio, making it an ideal setting for summer dining or morning coffee.
An excellent bonus is the substantial garage, larger than a typical single garage and equipped with power, lighting and water.  It offers exciting potential to create a home office, studio or ancillary accommodation (subject to the necessary consents)

Situation
2 Lower Backway is situated in an exceptional location just moments from the heart of Bruton with its  array of excellent restaurants along its High Street, including 'At the Chapel', 'The Old Pharmacy', 'Briar', and 'The Prickly Pear'. On the town's outskirts, the renowned Hauser & Wirth Gallery hosts 'The Roth Bar' and 'Da Costa', an Italian restaurant. For fine dining, the Michelin-starred 'Osip' is a short drive away.

Bruton offers a range of amenities, including a doctor’s surgery, pharmacy, vet, post office, mini-supermarkets, a fuel station, and independent shops. It’s just a 10-minute drive to Castle Cary, which features a mainline railway station, the Creamery restaurant, and The Newt nearby.

Large supermarkets are located in Wincanton and Shepton Mallet which are both a short drive away. Gillingham (approx 20 mins away) has a Waitrose as does Sherborne (30 mins away).

For further shopping and recreational activities, Bath, Bristol, Wells and Yeovil are all within about an hour’s drive. The A303 (6 miles) provides a direct route to London via the M3 and there is a mainline rail service from Bruton/Castle Cary to London Paddington (approx. 2 hours) and also the new train to Waterloo (Bruton) . Airports in Bristol and Exeter offer connections within the UK, Europe and beyond.

Schools
Bruton has its own primary school, Bruton Primary School, and there are three pre-schools; Ladybirds, Sunny Hill Nursery and Community Kids Playgroup. For secondary schools there is King’s School Bruton and the state owned boarding school - Sexey's.


Directions
BA10 0EA
What Three Words: ///areas.ironclad.increased


Viewing by appointment only


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

• Local Authority:
•          Council Tax Band: D
•           Guide Price: £425,000
•           Tenure: Freehold

Part B

•           Property Type: Semi-detached House 
•           Property Construction: Stone
•           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: Mains
•           Heating: Gas
•           Broadband: Please refer to Ofcom website.
•           Mobile Signal/Coverage: Please refer to Ofcom website.
•           Parking: Garage and 2 off road parking spaces 



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’re 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: There is a right of way to the rear of the property for occasional access for one neighbour 
•           Flood Risk: Very low
•           Coastal Erosion Risk: n/a
•           Planning Permission:  n/a          
•           Accessibility/Adaptations: n/a
•           Coalfield Or Mining Area: n/a
•           Energy Performance Certificate: C


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.


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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