GROUND FLOOR

ENTRANCE HALLWAY: (18' 1'' x 12' 10'' max measurements) (5.51m x 3.91m)
double doors opening to the sitting room and dining room. Doors opening to understairs and lower ground floor. Door to:-

Handy Coat Cupboard

UTILITY ROOM:
with space and plumbing for washing machine and tumble dryer, wall mounted gas combination boiler, sash window to side elevation, tiled floor.

LIVING ROOM: (20' 8'' into chimney recesses x 19' 0'' into bay/15'10 min) (6.29m x 5.79m/4.83m)
large bay window to the front elevation comprising four large sash windows, further double glazed door opening out onto balcony, high ceilings, ornate ceiling cornicing, picture rail, dado rail, two radiators. Large cast iron fireplace with marble surround and mantle with slate hearth.

DINING ROOM: (15' 11'' x 13' 0'' into chimney recess) (4.85m x 3.96m)
high ceilings and ceiling cornicing, three large sash windows to rear elevation, radiator. Four steps down to:-

KITCHEN: (15' 11'' x 8' 7'') (4.85m x 2.61m)
fitted with a range of wall and base units incorporating working surfaces, 1 ½ bowl stainless steel sink unit with mixer tap and draining board, space for oven and fridge/freezer. Sash window to rear elevation and partially glazed door opening to the rear garden.

LOWER GROUND FLOOR

BACK SECTION: (20' 5'' x 12' 4'') (6.22m x 3.76m)
with a maximum ceiling height of approx. 8ft/2.44m; access to the rear garden, hot water tank.

FRONT SECTION:
two linked rooms with ceiling height of approx. 8ft/2.44m

Room 1: (14' 4'' x 8' 4'') (4.37m x 2.54m)
boiler, door to:-

Room 2: (17' 10'' x 11' 1'') (5.43m x 3.38m)

FIRST FLOOR

LANDING:
staircase rises from the entrance hallway via mezzanine landing with door off to bedroom 3. Staircase continues rising to second floor. Doors opening to:-

BEDROOM 1: (18' 11'' into bay x 11' 10'' into shallow chimney recess)(5.76m x 3.60m)
large opening through to the dressing room and door to en-suite, four sash windows to the front elevation, ceiling cornicing, picture rail, exposed wooden flooring, radiator.

Dressing Room: (14' 11'' x 8' 5'') (4.54m x 2.56m)
continuation of exposed wooden flooring, double glazed door to the front elevation opening out onto the balconette.

En Suite Bath/Shower Room/WC: (8' 6'' x 7' 5'') (2.59m x 2.26m)
opaque sash window to the side elevation, corner shower, panelled bath, low level wc, partially tiled walls, recessed spotlights, extractor fan.

BEDROOM 2: (21' 0'' x 12' 10'' overall incl. of en-suite) (6.40m x 3.91m)
three sash windows to the rear elevation, ceiling cornicing, picture rail, radiator.

En-Suite Bath/Shower Room/WC
white suite comprising low level wc, wash hand basin, panelled bath, corner shower cubicle, recessed spotlights, picture rail, radiator, sash window to the side elevation.

BEDROOM 3: (accessed off the lower mezzanine) (16' 4'' x 8' 10'') (4.97m x 2.69m)
currently used as a yoga studio; sash window to rear elevation, engineered oak flooring, radiator.

SECOND FLOOR

LANDING
staircase rises from first floor landing via mezzanine landing with door off to bedroom 4. Main second floor landing has doors off to bedrooms 5, 6 and 7 and bath/shower room/wc.

BEDROOM 4: (accessed off mezzanine landing) (16' 5'' x 8' 10'') (5.00m x 2.69m)
sash window to rear elevation, cast iron fireplace, radiator.

BEDROOM 5: (11' 8'' x 9' 0'') (3.55m x 2.74m)
double glazed window to front elevation, radiator.

BEDROOM 6: (16' 4'' x 9' 7'') (4.97m x 2.92m)
sash window to rear elevation, radiator.

BEDROOM 7: (18' 10'' max/8'3 min to approx. 5ft min ceiling height x 8' 4'') (5.74m x 2.54m)
exposed wooden flooring, radiator, double glazed window.

BATH/SHOWER ROOM/WC:
white suite comprising low level wc, panelled bath, corner shower cubicle, vanity wash hand basin with fitted storage surround, partially tiled walls, radiator, opaque double glazed window to the side elevation, recessed spotlights, extractor fan.

OUTSIDE

REAR GARDEN: (approx. 28' 0'' x 19' 0'') (8.53m x 5.79m)
laid to decking and shingle.

OFF STREET PARKING:
driveway parking for two cars.

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 Leasehold for the remainder of a 10,000 year (less 3 day) lease which commenced on 27 July 1844. We understand that there is also a ground rent payable of £15.15s.0d p.a. This information should be checked by your legal adviser.

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

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.