GROUND FLOOR

APPROACH:
from the pavement, a dwarf brick wall with wrought iron pedestrian gate and pathway giving access to the front entrance. Solid wood panelled front door with stainless steel door furniture and stained glass fanlight, opening to:-

ENTRANCE VESTIBULE:
wood effect flooring, tall moulded skirtings, dado rail, picture rail, simple moulded cornicing. Multi-paned wooden door with overlight, opening to:-

RECEPTION HALLWAY:
some 18ft in length with elegant staircase ascending to the first floor having handrail and ornately carved spindles, ornate central ceiling arch, moulded skirtings, picture rail, radiator, open-fronted understairs storage. Multi-paned doors with moulded architraves opening to the living room and kitchen/breakfast room. Four panelled door with moulded architraves, opening to:-

SITTING ROOM: 14' 9'' x 12' 4'' (4.49m x 3.76m)
virtually full width bay window to the front elevation comprising four double glazed sash windows. Central period fireplace with coal effect gas fire, cast iron surround, wooden mantlepiece and marble hearth. Exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, recesses to either side of the chimney breast, ornate ceiling rose, radiator.

LIVING ROOM: 12' 10'' x 11' 0'' (3.91m x 3.35m)
uPVC double glazed door with side panel opening to the rear porch with through views to the side return. Chimney breast with recesses to either side (one with Welsh Dresser combining double opening cupboard, shelving and cupboards above), moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose, radiator.

REAR PORCH: 5' 9'' x 5' 8'' (1.75m x 1.73m)
uPVC double glazed double doors opening externally to the rear garden, high sloping Perspex roof.

KITCHEN/BREAKFAST ROOM: 17' 1'' x 9' 10'' (5.20m x 2.99m)
comprehensively fitted with an array of sleek gloss, soft closing base and eye level units combining drawers and cabinets. Solid wooden worktop surfaces with splashback tiling and pelmet lighting. Centre sink tidy with drainer board to side and swan neck mixer tap over. Integral appliances include electric double oven, four ring induction hob, extractor hood and dishwasher. Tiled flooring, space for dining furniture, fitted shelving, moulded skirtings, radiator. Window to the side elevation, part obscure glazed wooden door, opening to:-

UTILITY ROOM: 9' 8'' x 9' 2'' (2.94m x 2.79m)
roll edged granite effect worktop surface with ceramic sink and swan neck mixer tap, base level cabinets and drawers, space and plumbing for washing machine, space for tumble dryer, wall mounted cupboards, fitted shelving, heated towel rail/radiator, sloping ceiling with Velux window, tiled flooring. Wall mounted Vaillant gas fired combination boiler. uPVC double glazed door opening externally to the rear garden. Door to:-

SEPARATE WC:
low level dual flush wc, wall mounted wash handbasin with mixer tap, tiled flooring, sloping ceiling with Velux window, wall light point.

FIRST FLOOR

SPLIT LEVEL LANDING:
part-galleried over the stairwell with turning staircase ascending to the second floor, open fronted shelving beneath the stairwell, moulded skirtings, picture rail. Four panelled doors with moulded architraves, opening to:-

BEDROOM 1: 16' 7'' x 12' 2'' (5.05m x 3.71m)
three sash windows to the front elevation, chimney breast with decorative recess and recess to either side, moulded skirtings, Victorian style radiator.

BEDROOM 2: 12' 10'' x 11' 0'' (3.91m x 3.35m)
window to rear elevation, moulded skirtings, radiator.

BEDROOM 4: 9' 10'' x 8' 4'' (2.99m x 2.54m)
window overlooking the rear garden, moulded skirtings, radiator, part sloping ceiling.

FAMILY BATHROOM/WC:
P-shaped bath with mixer tap, shower scree, wall mounted shower unit and handheld shower attachment. Low level dual flush wc with concealed cistern. Circular wash handbasin with mixer tap. Tiled flooring, radiator, heated towel rail/radiator, obscured glazed window to the side elevation, inset ceiling downlights, extractor fan.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via Velux window. Four panelled door, opening to:-

BEDROOM 3: 14' 7'' x 12' 0'' (4.44m x 3.65m)
Velux windows with fitted blinds to the front and rear elevations (the rear elevation has far reaching rooftop views), three eaves storage cupboards, moulded skirtings, radiator, inset ceiling downlights. Door to:-

Ensuite shower room:
built-in shower cubicle with folding glass door, wall mounted shower unit and handheld shower attachment. Low level dual flush wc. Wall mounted wash handbasin with mixer tap. Tiled flooring and walls, heated towel rail/radiator, inset ceiling downlights, extractor fan, sloping ceiling with Velux window.

OUTSIDE

FRONT COURTYARD: 16' 9'' x 10' 7'' (5.10m x 3.22m)
designed for ease of maintenance with stone paving, along the front boundary there is a dwarf brick wall and a row of lollipop bay trees which form an attractive external feature, bin storage to one side.

REAR GARDEN: 37' 3'' x 16' 7'' (11.35m x 5.05m)
decreasing to 18’0 x 6’9”) accessed via the utility room and rear porch there is a side return with stone paving that provides ample space for garden furniture, potted plants and barbecuing etc, with sunny south westerly orientation. The remainder of the garden is a combination of artificial grass and further stone paving. Enclosed on all three side by painted timber fencing. Sunken trampoline for enjoyment which can be covered. Outside water tap.

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.

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

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.