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0117 946 6690

  • Sympathetically extended and restored
  • A charming and characterful detached home
  • 2/3 bedrooms
  • Lovely lawned garden
  • Off street parking
  • Detached garage

GUIDE PRICE RANGE: £395,000 - £415,000.
Originally a tin miners cottage built in the 1850's and sympathetically extended and restored to create this charming and characterful 2/3 bedroom detached home with lovely lawned garden, off street parking and detached garage.


A unique and unexpected find - tucked away circa 100 metres back from Knole Lane in an elevated position and backing onto woodland this individual period property is well presented throughout and has such a comfortable and welcoming atmosphere.

Located within circa 4.5 miles of Bristol City Centre and within 1.5 miles of Westbury-on-Trym Village and also The Mall shopping complex/M5 motorway junction 17 at Cribbs Causeway. Circa 500 metres from Brentry Primary School and just over 1km to Bristol Free School and within 2kms of Henbury School.

Ground Floor: entrance hallway, kitchen/breakfast room, sitting room, bedroom 1/2nd reception room, utility/study, bathroom/wc and separate wc.

First Floor: bedroom 2 and bedroom 3.

Outside: lovely gardens, 2 off street parking spaces and a detached garage.

Offered with no onward chain so a prompt move is possible.

GROUND FLOOR


APPROACH:
electric gate provides access to a shared driveway (with Orchard Cottage) that leads in turn to the left hand side to the 2 off street parking spaces for this property and 3 steps up to the covered entrance and front door which opens into:

ENTRANCE HALLWAY: (8' 4'' x 5' 6'') (2.54m x 1.68m)
ceiling downlighters, double glazed upvc windows to front and side elevations, flagstone floor, radiator, exposed stone wall and door with stained glass side panel opens into:

KITCHEN/BREAKFAST ROOM: (26' 4'' x 8' 0'' extending to 10'5 max) (8.02m x 2.44m/3.18m)
good range of base and wall mounted fitted units (freestanding butchers block unit and dresser not included) with wooden work surface and tiled splashback, Belfast sink with mixer tap and hardwood drainer, built in dishwasher, built in fridge and built in freezer, free standing range cooker with extractor hood, flagstone floor, Velux ceiling skylights and ceiling downlighters and double glazed windows to rear and side elevation, radiator. Door opens into:

SITTING ROOM: (18' 11'' into recess x 12' 1'' inc. staircase) (5.76m x 3.68m)
flagstone floor, radiator and cast iron Godin woodburning stove set in fireplace with stone surround, recessed cupboards, double glazed door provides access onto sitting out area, exposed feature stone walls, ceiling downlighters and doors lead off to bedroom 1, utility/study and door to staircase which leads up to the first floor rooms.

BEDROOM 1/(2ND RECEPTION ROOM): (15' 2'' x 9' 11'') (4.62m x 3.02m)
upvc double glazed window, 2 Velux double glazed ceiling skylights, ceiling downlighters, radiator and plug in electric heater.

UTILITY/STUDY: (9' 6'' x 7' 10'') (2.89m x 2.39m)
ceiling downlighters, work surface with units beneath and plumbing for washing machine, double glazed windows to 2 elevations, radiator and plug in electric heater.

BATHROOM/WC: (12' 10'' x 6' 6'') (3.91m x 1.98m)
fully tiled floor and walls, white suite comprising low level wc, pedestal wash hand basin with mixer tap and free standing bath with centrally located mixer tap, shower with surround with mains fed shower and drench rose, double glazed Velux ceiling skylight and ceiling downlighters, heated towel rail.

SEPARATE WC:
low level wc and radiator.

FIRST FLOOR


LANDING:
staircase rises from the rear of the sitting room to the first floor where doors lead off to bedrooms 2 and 3.

BEDROOM 2: (11' 11'' x 8' 4'' widening to 10'10) (3.63m x 2.54m/3.30m)
upvc double glazed window, radiator, cupboard housing Vaillant gas boiler.

BEDROOM 3: (8' 10'' x 6' 4'') (2.69m x 1.93m)
upvc double glazed window and radiator.

OUTSIDE


DETACHED GARAGE: (21' 9'' x 12' 10'') (6.62m x 3.91m)
detached garage with up and over door and further side pedestrian door. Power and light - a really good garage. PV solar panels located on the roof.

OFF STREET PARKING:
off street parking for two vehicles close to the house.

GARDENS: (circa 45' 0'' x 30' 0'') (13.71m x 9.14m)
lawned garden surrounded by picket style fence with further area incorporating a stone shed (12ft x 7ft) (3.66m x 2.13m) and high lawn bank area with wide access steps. Wooden gazebo with mature Jasmin, water butt with vintage style decorative water pump. In addition there is a further sitting out patio (12ft x 12ft) (3.66m x 3.66m) close to the house and a number of roses and a mature wisteria adorn the front of the property. (Cupboard housing gas and electricity meters).

IMPORTANT REMARKS


VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold. This information should be checked by your legal adviser.

PLEASE NOTE:
1. As of the 1st April 2018 there is a general requirement for any properties rented out in the private rented sector to have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new tenancies and renewals of existing tenancies with effect from 1st April 2018 and will also come into force for all existing tenancies on 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details: https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents 2. The photographs may have been taken using a wide angle lens. 3. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 4. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 5. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 6. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property. 7. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer. 8. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.

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