HALL FLOOR

APPROACH:
solid wood panelled front door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring and inlaid entrance mat, tall moulded skirtings, dado rail, ornate moulded cornicing, ceiling light point. Part stained glass multi-paned wood panelled doors with matching side panels and overlights opening to the reception hall. Part stained glass multi-paned wood panelled door opening to:-

CLOAKROOM/WC:
tessellated tiled flooring, obscure glazed sash window to the side elevation with working shutters, wall mounted sink with hot and cold water taps, original high level flush wc, panelled door, two ceiling light points, radiator.

RECEPTION HALL: 20' 0'' x 7' 4'' (6.09m x 2.23m)
a most impressive introduction having tessellated tiled flooring, elegant turning staircase ascending to the first floor with mahogany handrail and ornate cast iron balusters, tall moulded skirtings, ornate moulded cornicing, dado rail, ornate ceiling rose with light point, concealed radiator. Door with stairs descending to lower ground floor. Doors with moulded architraves, opening to:-

DRAWING ROOM: 21' 3'' x 15' 9'' (6.47m x 4.80m)
an opulent principal reception room having two tall sash windows overlooking the rear garden with working shutters. Central period fireplace with open fire, cast iron surround, decorative tiled slips, slate effect hearth and an ornately carved Carrera marble mantelpiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, two radiators.

SITTING ROOM: 19' 9'' x 13' 11'' (6.02m x 4.24m)
virtually full width bay window to the front elevation comprising three sash windows with working shutters. Central period fireplace with open fire, cast iron surround, decorative tiled hearth and an ornately carved marble mantelpiece. Tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, radiator.

STUDY: 15' 6'' x 8' 11'' (4.72m x 2.72m)
tall sash window to the front elevation with working shutters. Period style fireplace with coal effect gas fire, cast iron surround, slate hearth and an ornately carved wooden mantelpiece. Twin computer workstation with cupboards and shelving over (all fitted furniture handmade by Philip Heaton). Recesses to either side of the chimney breast. Tall moulded skirtings, picture rail, ceiling light point.

Six-panelled door with stairs descending to:-

LOWER GROUND FLOOR

HALL/HOME OFFICE AREA: 23' 0'' x 6' 10'' (7.01m x 2.08m)
solid oak flooring, tall moulded skirtings, inset ceiling downlights, twin computer workstation with cupboards and shelving, radiator. Part multi-paned stripped pine wooden door opening to the utility room. Arched walkway through to the kitchen/breakfast room. Wide opening through to:-

FAMILY ROOM: 18' 11'' x 13' 4'' (5.76m x 4.06m)
virtually full width bay window to the front elevation comprising three sash windows with working shutters and deep sills. Solid oak flooring, tall moulded skirtings, simple moulded cornicing, two vertical column style radiators, inset LED ceiling downlights.

KITCHEN/BREAKFAST ROOM: 17' 5'' x 15' 3'' (5.30m x 4.64m)
comprehensively fitted with an array of base and eye level units combining drawers, cabinets and shelving. Roll edged granite worktop surfaces with stainless steel sink having mixer tap over. Gas fired Aga set into chimney breast. Additional 4 ring electric hob with stainless steel extractor hood over, integral dishwasher, integral microwave/oven (microwave element not working) and an integral wine cooler. Solid oak flooring, ample space for table and chairs, a pair of multi-paned sash windows to the rear elevation with working shutters, moulded skirtings, simple moulded cornicing, inset LED ceiling downlights. Part glazed wooden door with overlight opening externally to the rear elevation. Doors to:-

BOOT ROOM: 6' 9'' x 4' 9'' (2.06m x 1.45m)
base and eye level units, roll edged granite effect worktop surfaces, wood effect flooring, wall light point. Door to:-

SEPARATE WC:
low level dual flush wc, wash hand basin with mixer tap and double opening cupboard below, wood effect flooring, electric heated towel rail/radiator, bevel edged wall tiling to dado rail, obscure glazed sash window to the rear elevation with deep sill, wall light point.

PANTRY: 6' 4'' x 5' 7'' (1.93m x 1.70m)
original slate worktop surface on brick pillars, quarry tiled flooring, shelving, wall light point, original meat hooks to ceiling.

UTILITY ROOM: 15' 6'' x 8' 3'' (4.72m x 2.51m)
well complimented with an array of base and eye level units combining drawers, cabinets and shelving. Roll edged wooden worktop surfaces with bevel edged splashback tiling, sink with draining board to side and mixer tap over. Sash window to the front elevation with working shutters and deep sill. Clay tiled flooring, space and plumbing for washing machine, ceiling light point, Potterton gas fired boiler, cupboard housing hot water cylinder with slatted shelving.

FIRST FLOOR

LANDING: 25' 6'' x 7' 3'' (7.77m x 2.21m) measurements including stairwell
having a pair of part stained glass multi-paned sash windows to the side elevation, ceiling arch, tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point. Turning staircase ascending to the second floor with mahogany handrail and ornate cast iron balusters which enjoys plenty of natural light via a lantern light at roof level. Doors with moulded architraves, opening to:-

BEDROOM 1: 16' 2'' x 13' 5'' (4.92m x 4.09m)
two sash windows overlooking the rear garden, central period fireplace, engineered oak flooring, skirtings, vertical style column radiator, picture rail, simple moulded cornicing, ceiling light point. Door to:-

En-Suite Shower Room/wc: 11' 0'' x 5' 3'' (3.35m x 1.60m)
two tall sash windows overlooking the rear garden with radiator below. Corner shower cubicle with built-in shower unit and handheld shower attachment. Low level flush wc. Vanity unit with wash hand basin and mixer tap having a range of cupboards. Majority tiled walls, simple moulded cornicing, ceiling light point.

BEDROOM 2: 15' 9'' x 13' 11'' (4.80m x 4.24m)
virtually full width bay window to the front elevation with three sash windows, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point. Door to:-

Walk-in Wardrobe: 9' 7'' x 4' 1'' (2.92m x 1.24m)
ample hanging rail and shelving space, moulded skirtings, simple moulded cornicing, wall light point.

BEDROOM 3: 15' 5'' x 8' 11'' (4.70m x 2.72m)
sash window to the front elevation, painted ornate cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, simple moulded cornicing, ceiling light, radiator.

FAMILY BATH/SHOWER ROOM/WC: 10' 11'' x 9' 8'' (3.32m x 2.94m)
part stained glass multi-paned sash window to the side elevation. Built-in shower with built-in shower unit and handheld shower attachment. Panelled bath with mixer tap and tiled surrounds. Wash stand incorporating hand basin with mixer tap and various built-in cupboards. Low level flush wc with concealed cistern. Moulded skirtings, vertical style column radiator, simple moulded cornicing, inset ceiling downlights, extractor fan.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with mahogany handrail and ornately carved cast iron spindles, enjoying plenty of natural light via the aforementioned lantern light, roof access with pull down ladder. Panelled doors with moulded architraves, opening to:-

BEDROOM 4: 15' 4'' x 14' 11'' (4.67m x 4.54m)
dormer style window to the rear elevation with two double glazed sash windows. Cast iron fireplace with recesses to either side of the chimney breast (having built-in cupboard and wardrobe), moulded skirtings, radiator, ceiling light point.

BEDROOM 5: 12' 2'' x 10' 10'' (3.71m x 3.30m)
dormer style window to the front elevation with double glazed sash window, having far reaching rooftop views. Cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, radiator, ceiling light point.

BEDROOM 6: 15' 11'' x 8' 5'' (4.85m x 2.56m)
high sloping ceiling with exposed beams and Velux window to the side elevation, wood effect flooring, eaves storage cupboard, moulded skirtings, radiator, ceiling light point, small walk-in cupboard.

BATHROOM/WC: 8' 6'' x 6' 4'' (2.59m x 1.93m)
dormer style window to the side elevation having two obscure double glazed sash windows. Panelled bath with hot and cold water taps, wall mounted electric shower unit and handheld shower attachment. Pedestal wash hand basin with hot and cold water taps. Low level flush wc. Door accessing eaves space, moulded skirtings, heated towel rail/radiator, ceiling light point.

LAUNDRY ROOM:
base level cupboards and drawers, roll edged worktop surface, eye level shelving, stainless steel sink with draining board to side, splashback tiling, sloping ceiling with exposed beams, extractor fan, built-in cupboards, ceiling light point.

OUTSIDE

OFF-STREET PARKING:
brick pavioured driveway parking for one car, having shrub borders, dwarf wall along the boundary, pavioured pathway leading alongside the house to the main entrance. Impressive gate pillars and double opening gates. Access to:-

REAR GARDEN: 32' 0'' x 30' 0'' (9.75m x 9.14m)
enjoying a sunny westerly orientation. Having been designed for ease of maintenance and paved. Raised height borders featuring an array of flowering plants and mature shrubs. Steps down to a passage providing access to the kitchen/breakfast room. A shallow flight of steps ascends to another sitting out area with an established grapevine which could also double up as further off street parking with double gates onto Worrall Road.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 with your legal adviser.

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