GROUND FLOOR

APPROACH:
the property is approached over a short courtyard front garden, up to upvc double glazed front door into:-

VESTIBULE:
cupboards at floor level, chest height electric consumer unit in modern metal enclosure, further internal single glazed door into:-

RECEPTION HALL:
an open reception hall with radiator, two doors to side into reception rooms and door straight ahead to the kitchen area, staircase rising to first floor, further floor level cupboards with access to utilities, understairs storage cupboard, wall mounted thermostatic heating controls.

SITTING ROOM: (13' 7'' x 11' 7'') (4.14m x 3.53m)
upvc double glazed windows into bay to front elevation, radiator, ceiling mouldings.

DINING ROOM: (13' 6'' x 12' 1'') (4.11m x 3.68m)
a rear reception room with wooden single glazed door into rear lean-to conservatory, radiator, tiled fireplace and hearth, shelving and storage cupboards either side of the chimney breast.

LEAN-TO CONSERVATORY: (5' 11'' x 5' 9'') (1.80m x 1.75m)
a rudimentary lean-to conservatory with Perspex roof, single glazed window and door to rear elevation provides further access onto the rear garden.

KITCHEN/BREAKFAST ROOM: (18' 8'' x 16' 3'') (5.69m x 4.95m)
large open plan kitchen/breakfast area with a triple aspect with upvc double glazed windows to both sides and light from the rear utility room.

Breakfast Area:
a spacious breakfast area provides ample space for breakfast table and seating, with radiator, further understairs storage cupboard and opens through to:-

Kitchen:
open plan with the breakfast area but described separately; wood effect vinyl flooring, natural light from windows, roll edged worksurfaces with splashback tiling, eye and floor level kitchen units with integrated stainless steel sink and mixer tap, integrated electric oven with 4 ring gas top hob and stainless steel extractor hood, space for fridge and further space on opposing wall for freestanding fridge/freezer.

UTILITY ROOM: (11' 11'' x 5' 9'') (3.63m x 1.75m)
mostly glazed to the rear elevation with sliding patio doors onto rear decking, with attractive views over the allotments. Ample space for multiple kitchen appliances, radiator, wall hung Worcester Greenstar 25i condensing boiler.

SHOWER ROOM/CLOAKROOM:
obscured upvc double glazed window to side elevation, shower cubicle with tiled walls, electric shower, wall hung hand basin with splashback tiling, close coupled wc, electric heated towel rail and extractor fan.

FIRST FLOOR

LANDING:
a lower half landing provides access to the rear bedroom and bathroom, with the upper landing providing access to the two main bedrooms and benefits from a wood framed double glazed skylight and loft access hatch to a spacious loft area.

BEDROOM 1: (15' 11'' x 14' 1'') (4.85m x 4.29m)
upvc double glazed windows into bay to front elevation with further window to one side, radiator, built-in wardrobes on opposing wall.

BEDROOM 2: (13' 6'' x 12' 3'') (4.11m x 3.73m)
upvc double glazed window to rear elevation facing allotments with attractive far reaching views, radiator.

BEDROOM 3: (15' 9'' x 12' 6'') (4.80m x 3.81m)
upvc double glazed window to rear elevation with excellent views towards allotments and over the rear garden, radiator and small roof void access.

BATHROOM/WC:
obscured upvc double glazed window to side elevation, bath with splashback tiling, close coupled wc, pedestal hand basin, mirrored medicine cabinet, radiator, ceiling mounted extractor fan.

OUTSIDE

COURTYARD FRONT GARDEN:
a very useable south facing front courtyard garden.

REAR GARDEN:
accessible via utility room, lean-to conservatory or rear pedestrian access footpath. A small enclosed rear garden with raised decking area immediately abutting the property. Steps down to lower garden with bedded borders. There is a large timber shed to one side and a rear access lane provides access from an adjacent side street.

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. We understand that there is also a perpetual yearly rent charge of £4.0s.0d p.a. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: C.

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.