GROUND FLOOR

APPROACH:
via garden gate leading through the centre of the front garden, where there are several steps leading up to the double doors accessing the entrance vestibule.

ENTRANCE VESTIBULE: (10' 2'' x 6' 0'') (3.10m x 1.83m)
a generous covered entrance with period part stained glass door accessing the main entrance hallway with attractive period stained glass panels beside. Further period door to the left of the vestibule accesses the extended annexe section of the property.

RECEPTION HALLWAY: (12' 8'' x 10' 6'' max inclusive of staircase) (3.86m x 3.20m)
a lovely welcoming central entrance hallway with original staircase rising to first floor landing with generous understairs storage cupboard. Exposed original floorboards, two radiators. Doors leading off the main entrance hall to the kitchen/dining/living area, separate sitting room and the annexe, which provides additional reception and bedroom space. Further door accesses the ground floor shower room/wc.

SITTING ROOM: (14' 8'' x 14' 0'') (4.47m x 4.26m)
a lovely bright sitting room with wide bay to front comprising double glazed windows with stained glass panels over. Attractive period style fireplace with wood surround & mantle and granite hearth. Built-in open shelving and cabinets to chimney recesses, high ceilings with ceiling coving and picture rail.

KITCHEN/DINING/LIVING SPACE: (24' 10'' x 12' 5'' min/24'2 max) (7.56m x 3.78m/7.37m)
(min measurement in kitchen area and max measurement in living/dining area). A large L shaped sociable kitchen/dining/living space which extends into a conservatory/garden room overlooking the rear garden and has a lovely sociable feel.

Kitchen Area: (12' 5'' x 10' 6'') (3.78m x 3.20m)
a modern fitted kitchen comprising base and eye level cream coloured cupboards and drawers with woodblock worktop over and inset 1 1/2 bowl ceramic sink and drainer unit. Integrated Neff oven and microwave. Integrated dishwasher. Inset induction hob with ceiling mounted extractor hood over. Further plumbing and appliance space for American style fridge/freezer. Door accessing walk-in pantry with built-in shelving. Tiled flooring, radiator. Further part glazed door accessing useful storage area, which in turn accesses the rear garden. Wide wall opening connects the kitchen to:-

Living/Dining Area: (14' 1'' x 12' 6'') (4.29m x 3.81m)
a cosy sitting room with woodburning stove, built-in cabinets to chimney recess, original exposed stripped floorboards. Wide wall opening connecting through to:-

Garden Room/Conservatory: (10' 7'' x 9' 11'') (3.22m x 3.02m)
with double glazed windows overlooking the rear garden and double doors also accessing the rear garden

SHOWER ROOM/WC:

ANNEXE
There is a generous 1 bedroom annexe which has been used by the current vendors for many years to accommodate multi-generational living, but can equally be used as further accommodation for the main house.

Ground Floor

HALL:
staircase rising to first floor. Doors off to entrance vestibule, storage cupboard and:-

RECEPTION ROOM: (18' 1'' max x 14' 7'') (5.51m x 4.44m)
generous living space with double glazed windows and central double doors to rear accessing the rear garden, feature fireplace and radiator, Door accessing:-

UTILITY/KITCHEN: (10' 0'' x 7' 0'') (3.05m x 2.13m)
has been used as a kitchen, but equally could work well as a utility room for the main house, with base and eye level units, built-in sink. Oven, hob, microwave and fridge/freezer. Inset spotlights, double glazed windows to front.

First Floor

LANDING:
doors off to bedroom 5 and shower room/wc. (NB: there is no internal access into the main house at first floor level).

ANNEXE BEDROOM 5: (14' 7'' x 12' 10'') (4.44m x 3.91m)
a double bedroom with double glazed windows to rear overlooking the rear garden, radiator. Generous recessed cupboard.

SHOWER ROOM/WC:
oversized shower enclosure with electric shower, low level wc, wash hand basin set into a counter, heated towel rail, skylight window.

FIRST FLOOR (MAIN HOUSE)

LANDING:
generous landing for the main house with high ceilings, picture rail, exposed stripped floorboards. Doors off to all four bedrooms and family bathroom. Further door accesses Airing Cupboard with lagged hot water tank and built-in linen shelving.

BEDROOM 1: (front) (14' 7'' x 14' 2'') (4.44m x 4.31m)
wide bay to front comprising double glazed windows, built-in wardrobes to chimney recesses, picture rail and radiator.

BEDROOM 2: (rear) (14' 1'' x 12' 6'') (4.29m x 3.81m)
a double bedroom with double glazed windows to rear, picture rail and radiator.

BEDROOM 3: (rear) (12' 6'' x 10' 7'') (3.81m x 3.22m)
a double bedroom with double glazed windows to rear, exposed stripped floorboards, radiator, built-in wardrobes.

BEDROOM 4: (front) (12' 7'' x 10' 7'') (3.83m x 3.22m)
a double bedroom with double glazed windows to front, high ceilings with picture rail, radiator.

FAMILY BATHROOM/WC:
white suite comprising panelled bath with mixer taps and shower attachment, glass shower screen, low level wc, wash hand basin with counter, heated towel rail, tiled walls, inset spotlights, double glazed window to side.

OUTSIDE

FRONT GARDEN:
a generous front garden, mainly laid to stone chippings with deep flower borders containing various shrubs and a mature Japanese Maple. There is handy gated side access through to the rear garden and steps leading up to the main front door to the house.

REAR GARDEN: (approx. 50' 0'' max x 48' 0'') (15.23m x 14.62m)
a lovely peaceful rear garden, mainly laid to lawn with sunken seating area closest to the garden room/conservatory. Further raised decked seating area at the top of the garden, flower borders containing various shrubs and mature fruit trees, outside tap, garden shed, gated side access to front garden. At the top of the garden there is an attractive curved stone wall with gated access out onto the driveway and double glazed bi-folding doors accessing the garden studio.

GARDEN STUDIO: (19' 4'' x 15' 3'') (5.89m x 4.64m)
formally a garage this extended space is accessed from the garden and could take on multiple uses including a summer house, home office or workshop. There are bi-folding doors accessing the garden and skylight windows providing further natural light.

DRIVEWAY:
(accessed off Paulton Drive) a good sized driveway providing a parking area for at least one large family vehicle.

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 with 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.