GROUND FLOOR

APPROACH:
via 2 steps up from pavement level to the front door which accesses:-

ENTRANCE HALLWAY:
high ceilings with ceiling cornicing and feature archway, staircase rises to first floor landing and descends to the lower ground floor and part glazed door accesses the rear garden and doors lead off to bedroom 1 and bedroom 2.

BEDROOM 1: (front) 15' 9'' max into bay x 11' 5'' max into chimney recess (4.80m x 3.48m)
a double bedroom with high ceilings, ceiling coving, wide bay to front, period style cast iron fireplace and radiator.

BEDROOM 2: (rear) 11' 10'' x 9' 8'' (3.60m x 2.94m)
a double bedroom with high ceilings, ceiling coving, radiator, double glazed window to rear and door accessing a walk in wardrobe.

LOWER GROUND FLOOR

LANDING:
doors off to the sitting room and kitchen/breakfast room.

SITTING ROOM: (front) 15' 6'' max x 14' 7'' max into bay (4.72m x 4.44m)
a communal living space with high level window to front and door accessing a recessed meter cupboard with fuse box for electrics and gas meter.

KITCHEN/BREAKFAST ROOM: 10' 9'' x 10' 0'' max into recess (3.27m x 3.05m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged worktop and inset 1½ bowl sink and drainer unit, cooker point, further appliance space for fridge/freezer, high level louvred window to rear, tiled floor and radiator.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor and doors off to bedroom 3 and bathroom/wc.

BEDROOM 3: 15' 9'' max into chimney recess x 15' 7'' (max into bay 4.80m x 4.75m)
a large double bedroom with wide bay to front comprising 3 sash windows, dado rail, period fireplace and a radiator.

BATHROOM/UTILITY/WC: 11' 10'' x 8' 10'' (3.60m x 2.69m)
a white suite comprising panelled bath with shower over, low level wc, pedestal wash basin, plumbing and appliance space for washing machine and dryer, part tiled walls, radiator, wall mounted gas central heating boiler, double glazed window to rear and double doors accessing Airing Cupboard housing lagged hot water tank.

SECOND FLOOR

LANDING:
a roof light window providing some natural light through the landing and stairwell and doors off to bedroom 4 and bedroom 4.

BEDROOM 4: (front) 15' 6'' max into chimney recess x 12' 7'' (4.72m x 3.83m)
a large double bedroom, sliding sash style window to front, radiator, period fireplace and painted floorboards.

BEDROOM 5: (rear) 12' 0'' x 9' 7'' (3.65m x 2.92m)
a double bedroom with window to rear and a radiator.

OUTSIDE

REAR GARDEN: approx 50' 0'' x 16' 0'' max (15.23m x 4.87m)
a courtyard seating area closest to the property with several steps up to a level lawned section framed with stone boundary walls. N.B. THERE IS SOME JAPANESE KNOTWEED AT THE BOTTOM OF THE GARDEN AND THIS IS BEING TREATED UNDER A TREATMENT PLAN.

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 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. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out 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
3. The photographs may have been taken using a wide angle lens.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.