Rudge Lane

An impressive Grade II Listed detached L-shaped property, dating back to the 16th Century and extended over the years to provide a substantial family home, situated on the edge of the desirable village of Beckington, with over 2.5 acres and a self-contained annexe.

The flexible accommodation, which is spread over 3 storeys, comprises 6-7 bedrooms, 3 bath/shower rooms, sitting room, dining room, snug, garden room, kitchen/breakfast room, pantry, utility room, cloakroom WC, study, and music/playroom. Outside there is a garage, summer house and a recently converted outbuilding with 2 bedrooms, 2 bathrooms, kitchen/dining room and sitting room, which offers scope for guest accommodation or a dependant relative. The plot extends to over 2.5 acres with a gravelled drive and an ample parking area to front and side for numerous vehicles, a sun terrace and countryside views.
The property has retained a wealth of period features including stone mullion windows, flagstone floors, ceiling beams, exposed stone walls, old latched doors and working fireplaces.

The front door of the property leads into a tiled hallway with hooks for coats and stairs rising to the first floor.
On the right hand side is the elegant dining room with oak flooring, picture rail and open fireplace with semi-circular stone mantelpiece and hearth. The window overlooks the front garden, with covered radiators to either side.

The dining room leads through to a beautifully light and airy garden room which overlooks the rear lawn with bifold doors which open out on two sides and can be enjoyed all year round. This room was added by the present owners approx. 6 years ago and features slate tiled flooring, exposed stone walls glazed ceiling panels and feature lighting around a central skylight.

The wonderful dual aspect farmhouse kitchen with electric Aga, flagstone floors, painted Shaker style cupboards and wooden worksurfaces is the heart of this welcoming family home. There is an integrated electric oven, dishwasher and a butler sink. A latched door reveals a hidden staircase leading to the first floor and a second door leads to the single storey wing.

Here you will find a bright snug has oak flooring and French windows with glazed panels to either side along the south facing wall, giving lots of natural light and views over the terrace to the garden.

This leads through a part glazed door to the utility room which has a stainless-steel sink and plumbing for washing machine and space for dryer, an array of built-in cupboards and tiled floor. There is a external back door and a door to a shower room with basin and WC and an airing cupboard which houses the two oil Worcester boilers and shelving.
Back in the main part of the house and overlooking the side aspect is a spacious and cool pantry with exposed stone walls, flagstone flooring and fitted with a range of wall and base cupboards. A hallway leads back to the front of the house with two further reception rooms.

Overlooking the front garden is another reception room, which in days gone by was a kitchen. This is now used as a study and the window side aspect with working shutters. (This could also be used as a downstairs bedroom if required). There are built in cupboards to either side of the fireplace.
The cosy dual aspect sitting room has built-in book shelving, an open fireplace with oak surround and mantel with inset log-burning stove. The walls are part panelled with picture rail and the stone mullion windows have working shutters overlooking the front garden.

Upstairs, on the first floor is a master bedroom has a range of fitted wardrobes, a luxury freestanding roll top/claw foot bath on a raised plinth with lovely views.

There is a second bedroom with fitted wardrobes and windows to front and side. These two rooms have a shower room in between with walk-in shower, basin and WC.
To the left of the half landing, in the rear wing of the house is a third double bedroom with art deco style fireplace and window to side aspect.

The family bathroom has a freestanding bath, walk-in shower, Basin and WC.

At the end of the landing is another room which is currently used as a music/playroom but which could be another bedroom and has access to a rear staircase.
On the top floor is a bright double aspect bedroom with added attic storage (accessed from the rear staircase) and two further spacious bedrooms.

Annexe
The annexe was completed in 2021 and has been used for B&B accommodation. It has been finished in a contemporary style to a high specification with full insulation. On the ground floor is a sitting room, kitchen/dining room and two shower rooms. Upstairs is a further bedroom. (The accommodation is arranged so that the second bedroom may be used an office/study for the main house with separate external entrance.)
From the lane, the house is approached via a gravel drive. To the right through a five-bar gate is a large gravelled parking area. To the left is the annexe with paved terrace in front and further parking area in front. At the top of the drive to the left is another five-bar gate which leads to the single garage with power and lighting and access to the side entrances of the property.

The grounds are mostly grassed with a wilder area on the southern boundary. There is an array of mature trees. The south facing flagstone terraced area beyond the sung is an ideal spot to entertain or enjoy the sunshine.

Location
Priors Court is set back off Rudge Lane in a private, semi-rural location, on the outskirts of the popular village of Beckington, within easy access of The UNESCO World Heritage City of Bath and the local market town of Frome. Beckington is a thriving village with many facilities including Beckington Pre and Church School, Springmead Preparatory School and Nursery, St George’s Church, village hall, cricket and football clubs. The Mes Amis deli and café is a popular spot and there is an M&S food store on the main road, whilst White Row Farm sells an impressive array of produce, also with a popular café.

Buses run regularly into Bath (12 miles) and there is a wide choice of secondary schools accessible from the village including independent schools such as Monkton Combe, Prior Park College and King Edwards as well as Ralph Allen and Beechen Cliff and Hayesfield in the state sector.
Trains are available from Bradford on Avon (8 miles) with connections to Bath Spa Station and London Paddington. Bristol International Airport is 27 miles away.

• Oil central heating
• 2 Worcester boilers (replaced in 2020)
• Private drainage – 2 septic tanks
• Security lighting
• Freehold
• Council Tax - Mendip Council: Band G
• EPC Rating E

SELLERS' INSIGHT
It isn’t very often that you come across a property that is entertaining only its fourth family, especially when that property, according to documents at Somerset House, can be dated back to the 1500s. This is the lucky position that the owners of Priors Court found themselves in, but what’s even more unique is how they came to purchase it. The Dew family lived at Priors Court for hundreds of years and, according to records, were tenant farmers. The house itself is believed to be on the site of what was once a grand estate, but originally a farmhouse, with the kitchen being a reminder of this today.
“We had been renting the property for some time and had made it our home when the then owners decided they wanted to sell. We had an apartment in Bath which appealed to them, so we ended up swapping properties. You don’t often get a chance to try before you buy. It’s a lovely friendly village, a real community; you can walk everywhere and are within easy distance of Bath.”

One thing this property doesn’t lack is character, with a wealth of original features including beams and flagstone floors dating back hundreds of years at the back, and the 18th century addition at the front with its stunning stone mullion windows. The old milking parlour is now a snug, and the houses next door were originally the barns to the farm.

The owners have put their own stamp on the property by ensuring it is fit for the next generation, upgrading the roof, electrics and plumbing as well as adding central heating. The property has also been completely redecorated throughout, and then there is the wonderful addition of the garden room.
“We have loved the kitchen; it is always a lovely warm room because of the Aga and, of course, we have enjoyed entertaining in the garden room. The children have had so much fun with the two staircases, there is plenty of space and rooms have adapted as our family has grown. The outdoor space is vast and could be a paddock, but it has been ideal for parties and we have had some incredible easter egg hunts.
There is a pond at the bottom of the garden with an island and we placed a zip line down there for the children. They have had so many adventures in the grounds, it’s been a wonderful place for them to explore and grow over the years.”
The owners have maintained the land so it provides a wealth of possibilities for its new owners, and a blank canvas on which to bring your vision to life.

Also in the grounds you will find the annex, which was originally built as a garage before being transformed into a very modern and contemporary two-bedroom dwelling. It has been a successful Airbnb but would make an ideal private space for a family member. Again, this space is flexible and could be divided up into an office for homeworking and a one-bedroom apartment, should you wish.

Despite its rural feel, the home is within walking distance of a wealth of amenities including a freehouse, which serves delicious food, a school and the very popular farm shop at White Row Farm. Here you will find homegrown and reared produce, a café, a fish and chip shop, florist and you can even buy your Christmas tree. Cricket is a big deal in the village and you will find the community warm, social and welcoming.
“We will miss the parties and the wealth of outside space we have been able to enjoy, as well as the cosiness of the kitchen. We’ve really loved living here and can’t see ourselves moving out of the village as it is home. Prior Court is a unique property and we hope the next owner will respect its history, whilst adding to the story of its future.”



Marketed by: Peter Greatorex Unique Homes, Bath