GROUND FLOOR

APPROACH:
from the pavement pass through the front garden/parking area and up steps to chapel style wooden front door with glazed inserts set within stone surround, opening into:-

ENTRANCE VESTIBULE:
ceiling cornice, wainscoting to dado level, tiled floor, door with etched glazing opens into:-

ENTRANCE HALL:
ceiling cornice, dado rail, inset floor mat, radiator, understairs cloaks storage. Doors radiate off to the sitting room, dining room/family room and kitchen/breakfast room. Staircase with stripped wooden handrail rises to first floor landing. High level fuse board and electric meter.

SITTING ROOM: (16' 9'' x 13' 5'') (5.10m x 4.09m)
ceiling cornice and mouldings. Five sash style double glazed windows to front elevation in wide bay, minster style fireplace (currently used as an open fire), radiator.

DINING ROOM/FAMILY ROOM: (14' 10'' x 13' 4'') (4.52m x 4.06m)
ceiling cornice and centre rose, picture rail, period style fireplace with ornate surround and cast iron insert, sash style double glazed windows to rear elevation, stripped wooden floorboards and radiator.

KITCHEN/BREAKFAST ROOM: (17' 2'' x 11' 10'') (5.23m x 3.60m)
range of kitchen units with solid wooden work surface, 1 ½ bowl stainless steel sink unit and tiled splashback, plumbing for dishwasher, plate rack, larder shelving, breakfast bar with further cupboards and display cabinets, recessed storage cupboard, space for fridge/freezer, space for gas hob, extractor hood, radiator, door to:-

UTILITY/LOBBY: (6' 8'' x 2' 5'') (2.03m x 0.74m)
plumbing for washing machine, shelf and space for tumble dryer, casement windows to rear and side elevations, tiled floor, door opens into:-

WC:
low level wc, wall mounted wash hand basin, casement window to rear elevation.

FIRST FLOOR

LANDING:
dado rail, doors radiate to all rooms on this floor and staircase rises to second floor and bedroom 4. Loft hatch.

BEDROOM 1: (16' 8'' x 12' 2'') (5.08m x 3.71m)
ceiling cornice, five sash style double glazed windows to front elevation set into bay with window seat (which double as storage cupboards beneath), floor mounted Worcester gas boiler located in cupboard unit, radiator, wash hand basin with cupboards beneath.

BEDROOM 2: (side) (14' 10'' x 13' 5'') (4.52m x 4.09m)
double glazed sash style windows to rear elevation, radiator.

BEDROOM 3: (rear) (11' 10'' x 9' 4'') (3.60m x 2.84m)
double glazed sash style windows to rear elevation, radiator.

STUDY/BEDROOM 5: (8' 0'' x 7' 10'') (2.44m x 2.39m)
ceiling cornice, sash window to front elevation, radiator.

BATHROOM/WC:
white suite comprising low level wc, bath with shower over, tiled surround, pedestal wash hand basin with tiled splashback, double glazed sash style window to side elevation, radiator, extractor fan.

SECOND FLOOR

LANDING:
door to:-

BEDROOM 4: (20' 7'' x 17' 7'') (6.27m x 5.36m)
range of built-in wardrobes, low level storage cupboards, dormer recess, travertine tiled floor in front of chapel style double glazed double doors which open into Juliet balcony with railings and far reaching city views. Door to:-

En-Suite Bathroom/WC:
corner bath with stone tiled surround, shower shield and handheld shower attachment, low level wc with wooden seat and lid, stone wash hand bowl with cupboard below, heated towel rail, travertine tiled floor, double glazed window to rear elevation, extractor fan.

OUTSIDE

FRONT GARDEN:
paviour lateral off street parking space for one vehicle within the front garden with raised flower beds, mature yucca, lean to bike storage. Gate leads down the side of the property and so to the rear garden.

REAR GARDEN: (approx. 39' 4'' x 26' 4'' max/13'2 min width) (11.98m x 8.02m/4.02m)
paved sitting out patio and further raised lawned garden with raised flower beds and large shed/workshop. Outside tap, brick boundary walls, opening through to side storage area which in turn leads to side gate and through to the front of the house.

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: E

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.