GROUND FLOOR

APPROACH:
from the pavement of Berkeley Road proceed up the paved pathway where the front entrance door can be found immediately in front of you.

ENTRANCE VESTIBULE:
via hardwood front door with tall ceiling cornicing, dado rail, moulded skirting boards, beautiful multi-panelled stain glass door leading into:

ENTRANCE HALLWAY:
with tall ceilings, moulded cornicing, feature archway, picture rail, dado rail, understairs storage cupboard, radiator, stairs ascending to first floor landing, oak flooring, doors leading to sitting room, dining room and kitchen.

SITTING ROOM: 14' 10'' x 12' 5'' (4.52m x 3.78m)
bay fronted sitting room comprising 3 hard wood double glazed sash windows overlooking the front courtyard, tall ceilings, detailed cornicing, ceiling rose with ceiling light point, picture rail, cast iron fireplace with wooden mantle and stone hearth, tv point, double radiator, storage cupboard with fitted shelving, oak wooden flooring, moulded skirting boards.

DINING ROOM: 12' 5'' x 14' 6'' (3.78m x 4.42m)
double glazed hard wood sash window overlooking the courtyard rear garden, tall ceiling with ceiling light point, picture rail, built in cupboard with shelving, telephone point, radiator, oak wooden flooring, tall moulded skirting boards.

KITCHEN: 9' 1'' x 8' 7'' (2.77m x 2.61m)
fitted with a matching range of wall, base and drawer units with square edge Corian worktop over with matching upstand, cabinet under lighters, inset 1½ bowl stainless steel sink with drainer unit to the side, swan neck mixer tap over, separate filtered cold tap/instant hot water tap, integrated appliances include 4 ring electric hob with extractor fan over, waist height double oven and dishwasher, sash window overlooking the side elevation , ceiling light point, tiled flooring with underfloor heating, moulded skirting boards, door leading to:

UTILITY ROOM:
ceiling light point, double glazed hard wood door giving access out onto the rear garden, wall mounted Vaillant combi boiler, plumbing for washing machine and space for upright fridge/freezer, tall moulded skirting boards, tiled flooring with underfloor heating, door leading to:

CLOAKROOM/WC:
a white suite comprising low level wc, pedestal wash hand basin with tiled splashback, ceiling light point, window overlooking the rear elevation, tiled flooring with underfloor heating, tall moulded skirting boards.

FIRST FLOOR

LANDING:
stairs ascend from entrance hallway to a midway landing with a turning staircase then leading to the upper landing with Velux ceiling skylight, 2 ceiling light points, picture rail, dado rail, radiator, tall moulded skirting boards. Doors leading to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: 12' 5'' x 12' 4'' (3.78m x 3.76m)
double bedroom with tall ceilings with ceiling light point, hard wood double glazed sash window overlooking the rear elevation, picture rail, radiator, tall moulded skirting boards, door leading to:

Shower Cupboard:
with glass shower screen, waterfall shower with detachable hand shower over, ceiling light point, extractor fan and fully tiled surrounds.

BEDROOM 2: 12' 8'' x 10' 0'' (3.86m x 3.05m)
double bedroom with tall ceiling with ceiling light point, 2 hard wood double glazed sash windows overlooking the front elevation, picture rail, built in wardrobe with hanging rail, period cast iron feature fireplace with wooden surround, radiator, telephone point, tall moulded skirting boards.

BEDROOM 3: 10' 1'' x 8' 10'' (3.07m x 2.69m)
a double bedroom with sash window overlooking the rear elevation, ceiling light point, period cast iron fireplace, radiator, tall moulded skirting boards.

BATHROOM/WC:
a modern white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath with waterfall shower and detachable shower over, folding glass shower screen, tiled surrounds, wall mounted towel radiator, ceiling light point, extractor fan, obscured sash window overlooking the front elevation, tall moulded skirting boards.

OUTSIDE

FRONT GARDEN:
low maintenance courtyard front garden mainly laid to flagstone paving with raised borders housing a variety of mature plants, shrubs and flowers enclosed by low level brick boundaries.

REAR GARDen:
a stunning level south facing private rear garden which is laid to a mixture of flagstone paving (17’10” x 6’6”) (5.44m x 1.98m) and wooden decking (16’2” x 15’10”) (4.93m x 4.83m) with raised flower borders housing a variety of mature shrubs and flowers, outside tap. The garden is fully enclosed by brick walls with pretty trellis above.

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.