GROUND FLOOR

APPROACH:
via garden gate and pathway leading to the main front door to the house, opening into:-

ENTRANCE VESTIBULE:
high ceilings with ceiling coving, high level gas and electric meters, fuse box, original tessellated tiled floor, part stained glass door leading through to the:-

ENTRANCE HALLWAY:
high ceilings with ceiling coving, inset spotlights, original exposed stripped floorboards, period style radiator, staircase rising to first floor landing with generous understairs storage cupboard, doors leading off to sitting room, reception 2/family and kitchen/breakfast room.

SITTING ROOM: 15' 3'' x 12' 9'' (4.64m x 3.88m)
light and airy bay-fronted sitting room with high ceilings, ceiling coving, picture rail, central ceiling rose, exposed stripped floorboards, feature fireplace with inset gas stove, built-in shelving and TV cabinet to chimney recesses, bay to front comprising 4 period sash windows, radiator, cable TV and telephone point.

RECEPTION 2/FAMILY ROOM: 13' 3'' x 10' 9'' (4.04m x 3.27m)
generous reception room, currently used as a dining room with a wall opening creating a sociable connection through to the kitchen/breakfast room. Feature chimney alcove, exposed stripped floorboards, radiator, sash window to rear.

KITCHEN/BREAKFAST ROOM: 20' 11'' x 10' 3'' (6.37m x 3.12m)
smart modern fitted kitchen comprising base and eye level gloss white units with grey composite worktop, inset 1½ bowl sink and drainer unit, double eye level Neff ovens, 5 ring gas hob with chimney hood over, plumbing and appliance space for dishwasher and washing machine, integrated fridge/freezer, breakfast bar, 2 sash windows to side, Worcester gas central heating boiler concealed within a kitchen unit, double glazed double doors to rear accessing the garden. Tiled flooring with underfloor heating, radiator and double doors accessing a recessed cupboard with built-in shelving.

FIRST FLOOR

LANDING:
split landing with doors off to bedroom 1 and 2 at the front and bedroom 4 and family bathroom to the rear. Staircase continues up to the loft converted double bedroom. Inset spotlights, radiator, dado rail.

BEDROOM 1: 15' 1'' x 16' 11'' (4.59m x 5.15m)
good sized double bedroom spanning the width of the house, high ceilings, ceiling coving, feature chimney recess, period style radiator, wide bay to front comprising 4 double glazed sash windows with further double glazed sash window beside.

BEDROOM 2: 13' 2'' x 10' 10'' (4.01m x 3.30m)
double bedroom with high ceilings, ceiling coving, period fireplace, radiator, double glazed sash window to rear.

BEDROOM 4: 10' 5'' x 8' 8'' (3.17m x 2.64m)
high ceilings, double glazed sash window to rear, radiator.

BATHROOM/WC: 8' 8'' x 6' 10'' (2.64m x 2.08m)
white suite comprising double ended bath, corner shower enclosure, low level wc, pedestal wash basin, part tiled walls, tiled floor, shaving point, heated towel rail and double glazed window to side.

SECOND FLOOR

BEDROOM 3: 18' 3'' max taken below sloped ceiling x 10' 7'' (5.56m x 3.22m)
large loft converted double bedroom, filled with natural light provided by the 2 large Velux skylight windows to front and further double glazed dormer windows to rear. Inset spotlights, low level doors accessing generous eaves storage space, further door accessing a recessed storage cupboard, radiator and door to:-

En Suite Shower Room: 14' 6'' x 5' 0'' (4.42m x 1.52m)
white suite comprising oversized corner shower enclosure with dual headed system fed shower, low level wc, pedestal wash basin, chrome effect heated towel rail, tiled walls, inset spotlights, tiled floor, Velux Skylight window.

OUTSIDE

FRONT GARDEN:
small courtyard laid to stone chippings with hedgerow to front, garden gate and brick paved pathway leading to the front door.

REAR GARDEN: 33' 0'' x 16' 0'' + additional side return courtyard (10.05m x 4.87m)
tastefully landscaped level rear garden with lawned sections, rendered garden walls with raised planters, built-in bench seat with storage beneath, stone paved seating areas, and to the rear of the garden there is a purpose built-in bike storage shed with metal roller shutter door and handy gated access out on to a small pedestrian lane (accessed off Devonshire Road via a locked gate).

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.