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" A veritable gem that will surprise all who enter this impeccably presented family home, that is set a deceptive distance back from passers by and so is impossible, without a proper visit to gauge the extent of the accommodation or, indeed, the lovely position with charming private rear gardens.

The house is thought to date from around 1930 and so will have been one of the properties built in 'THE phase' of pre war expansion in Farleigh that linked the four hamlets that today are known as Backwell.

Farleigh Road was mostly developed in the inter war years and some very fine individual properties now stand beside the old turnpike route with many having been substantially enlarged to a very high standard in recent years. Traditionally the most favoured properties are on this side of the road because of the unalterable views over one of North Somerset's prettiest vales and Exchange Cottage takes advantage of a similar outlook while enjoying a considerable degree of privacy.

Why 'Exchange Cottage'? The newly formed village of Backwell was one of the first in the district to have a purpose built telephone exchange sometime around 1920. That edifice was latterly replaced in the 1950's by a larger more anonymous building that the majority locally still think is just a detached bungalow with a curious ER cipher on its gable. Said bungalow is next door to our clients' home and so in many respects makes an ideal neighbour since there is of course no discernable audible impact or neighbours in residence and for broadband services being next to an exchange could not be better - even with the availability of cable as an option.

A jetted pillared porch shelters the probably original part glazed panelled front door with hand floated bull's-eye panes that opens to:-

An attractive RECEPTION HALL
A very inviting first impression is given here with a series of original and traditional features including a quarter return staircase that has a turned newel and balusters rising to a part galleried landing on the first floor. A hardwood double glazed leaded light window brings natural light from the side with a second window above the stairwell in the same style. There is a built in under stairs storage cupboard, a double radiator, a very useful walk in cloaks cupboard and traditional panelled doors with deep moulded skirtings and architraves leading off to the study-sitting room, the living room and to the dining room.

LIVING ROOM
Without wishing to sound hackneyed this is one of the many charming rooms of the house having a broad leaded light double glazed hardwood bow window allowing an outlook to the front, further leaded light double glazed windows to the sides, deep moulded skirtings, higher than usual ceiling, an impressive feature (antique) brick fireplace with substantial piers and half, wood burning stove inset and a massive timber bressumer over, a built in display cabinet is recessed to the side of the fireplace while in addition there are the niceties of double radiators and a Virgin Media TV-telephone point.
STUDY-SITTING ROOM
Dual aspect with the main outlook across the paved terrace to the particularly attractive rear gardens with glimpses of the playing fields of Backwell school beyond and views further afield, a double radiator, a deep storage recess (potential cupboard if required). TV and telephone points again nice high smooth plastered ceilings.

DINING ROOM
Here a fireplace of very similar design echoes the living room fireplace with a wood burning stove inset, there is a TV point, double radiator, fitted oak plaque shelf with carved and moulded brackets, deep moulded skirtings and a feature oak step with broad opening having radius quoins stepping down to:-

A very fine farmhouse style KITCHEN-BREAKFAST ROOM that was added for the present owners to a bespoke design with a high part vaulted ceiling complete with partial exposed beams and an array of down lighter ceiling lights, a feature jetted antique brick faux fireplace a heavy timber brusumer frames the ceramic hob with built under double ovens (all by Stoves) an excellent range of cabinets finished in traditional honey oak by Timbercraft with extensive oak profiled laminated work surfaces included a brake front around the hob and a matching peninsular breakfast bar with turned pellar, a series of open and glazed display cabinets, plate rack, fretted details, cornicing and pelmet, concealed over worktop lighting, a concealed illuminated cooker hood, attractive cottage style ceramic tiled surrounds and glazed Listello, contrasting ceramic floor tiling, plumbing for an automatic dishwasher, additional under work top appliance spaces, a door to the terrace and gardens and a pair of leaded light double glazed windows again offering views to the rear. A half-glazed door in turn leads to:-


UTILITY ROOM
Fitted to match the kitchen and again ceramic floor tiling, plumbing for an automatic washing machine, ceramic tiled splashback a leaded light window to the front, recessed down lighter ceiling lights and a wall mounted recently installed Vaillant gas fired combi boiler supplying domestic hot water and central heating.

On the first floor
As previously described the landing is illuminated by a leaded light window over the stairwell that allows a more open outlook to the side, there is a double radiator, built in linen cupboard, a hatch and pull down ladder allowing access to the insulated loft and panelled doors in the same style as the ground floor leading to each room.

PRINCIPAL BEDROOM
Externally this house deceives in every area and the superb proportions of the double bedrooms are no exception, here a king sized or super king bed is easily accommodated with ample space for further furniture. There is a leaded hardwood double glazed window allowing an outlook to the front, a double radiator, an exposed beam and deep moulded skirting.

BEDROOM TWO
A similarly impressive size with ample space for free standing furniture and having a built in storage cupboard - small wardrobe set beside an original fire breast, an exposed beam, a radiator and a leaded light double glazed window allowing an outlook to the rear across Backwell Common the playing fields of Backwell school to Nailsea and as far as the wooded hillsides of Tickenham away in the distance.

BEDROOM THREE
Again a small double or excellent single room which in keeping with the larger previous bedrooms has added character with a partially sloped barn type ceiling, a leaded light double glazed window allowing an outlook again towards the Parish church at the front and a double radiator.

Generously proportioned BATHROOM having a white suite comprising a panelled bath with ceramic tiled vanity shelf on two sides, a close coupled WC and a shaped wash hand basin with fluted pillar, period style brass wear, complementary ceramic wall tiling and moulded Listello border, the ceramic wall tiling extends to the fully tiled shower enclosure with electronic shower unit and automatic extractor fan, there are recessed down lighter ceiling lights, together with a radiator and a frosted leaded light double glazed window allowing an outlook to the rear.

OUTSIDE
The property stands a substantial distance back from Farley Road and is approached over a deep pavement with a rustic style gate and substantial gate pillars opening to a Tarmacadam drive that provides parking for numerous cars with turning space and a continuation of the drive that follows beneath a car port arriving ultimately at a superb detached garage that is set just beyond the house. The gardens at the front are naturally very mature and well screened with well kept and long established broad leaf hedging and there is a flowering cherry tree set to one side and deep herb and shrub borders framing a sweep of lawn.

Access is available either side of the house to the rear garden though a gate adjoining the garage opens to an extensive paved patio area that flanks the garage and extends across the back of the house with an easy step down to a generous lawn, that is once again very mature and is itself a particular feature of the property being of good size. In the main the garden is laid to well kept lawn while the lawn is framed by very well planted and attractive borders that are stocked with a variety of mature specimen shrubs and bushes together with several part grown trees that create an attractive back drop with the garden beyond having a series of mature trees almost on the boundary that whilst not robbing the property of any light adds considerably to the privacy. A gazebo stands in one corner with a decking base, a lovely old oak tree offers partial shade to one distance corner of the lawn. More in the winter than summer the outlook beyond the garden and garden beyond is towards the playing fields of Backwell school and across the open countryside that is known as Backwell Common with Tickenham, Wraxall and Nailsea hillsides away in the distance.

The garage rather than the customary all too small 1930's single garage here there is a quite exceptional double garage with high internally lined vaulted ceiling, motorised remote control up and over roller door, lighting, power, a mezzanine loft storage area with block and beam concrete floor, a work shop area with paved floor and an original 1950's Elizabeth Ann aluminium kitchen cabinet (incidentally these were manufactured by the same factory and craftsmen that manufactured wartime Spitfire's) further lighting and power points, a personnel door to the rear and in addition a telephone point and, part of the same structure there is a gardeners loo and a garden tool-fuel store both with doors to the patio.

There is outside lighting and water supply. Security alarm system is installed.

VIEWING:
Only by appointment with the Sole Agents, Hensons.
Tel: 01275 810030 - 7 days a week

The agent has not tested any apparatus, equipment, fixtures, fittings or services and therefore cannot verify that they are in working order or even connected. A buyer is advised to obtain verification from their solicitor or surveyor. The particulars are provided subject to contract and include floor plans that can only give a general indication of the layout of the property. Accuracy is not guaranteed and should not be relied on for any purpose. All measurements are approximate and may be rounded up or down when converted between imperial measurements and metric measurements. All fixtures and fittings are excluded from the sale unless separately included within the 'fixtures and fittings' list that will be provided by the sellers conveyancer's or solicitors as a sale proceeds. Any reference to planning consent and land areas are only opinion or estimate or, where mentioned based on information provided by the sellers. Where potential for development, improvement or extension is mentioned, no guarantee of a favourable planning consent is given and no detailed exploration of supposed potential has been undertaken unless otherwise expressly stated as having been carried out by Hensons rather than the seller or their architect or town and country planning advisors. For further information with regard to planning consent requirements and possibilities, we recommend that an appointment is arranged to meet with our fully qualified planning consultant (there may be a charge for that service). These draft particulars do not form part of any contract and no warranty is given neither do they form part of any offer made by the agents or the seller. Hensons

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "