APPROACH:
from the pavement, impressive gate pillars with brick pavioured driveway leading along side the house to an open-fronted porch. Solid wood panelled front door with brass door furniture and stained glass fanlight, opening to:-

ENTRANCE PORCH:
tessellated tiled flooring, tall moulded skirtings, dado rail, simple moulded cornicing, stained glass sash window to the side elevation, ceiling light point. Part glased wooden door with stained glass overlight, opening to:-

RECEPTION HALL: 16' 0'' x 7' 5'' (4.87m x 2.26m)
a most welcoming and spacious reception hall, having an elegant and wide turning staircase ascending to teh first floor with handrail and ornately carved spindles, oak flooring, double opening understair storage cupboard, simple moulded cornicing, radiator, ornate ceiling rose with light point. Panelled doors with moulded architraves and stainless steel door furniture, opening to:-

SITTING ROOM: 17' 11'' x 12' 0'' (5.46m x 3.65m)
bay window to the front elevation comprising 3 tall sash windows, additional sash window to the side elevation. Central period fireplace with coal effect gas fire, cast iron surround, ornately carved marble mantle piece and tiled hearth. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, 2 ceiling light points.

DINING ROOM: 14' 10'' x 9' 11'' (4.52m x 3.02m)
2 sash windows to the front elevation with panelled reveals, chimney breast with recesses to either side, tall moulded skirtings, simple moulded cornicing, ornate ceiling rose with light point, radiator, exposed wooden flooring.

BUTLER'S PANTRY: 8' 4'' x 3' 1'' (2.54m x 0.94m)
base level cupboards and drawers with worktop surface over, stained glass sash window to the side elevation, engineered doak flooring, ceiling light point.

FAMILY KITCHEN/BREAKFAST/LIVING ROOM: 26' 9'' x 14' 8'' (8.15m x 4.47m)
a beautiful and light dual aspect family room. Loosely divided as follows:-

Kitchen/Breakfast Room:
comprehensively fitted with an array of sleek gloss handleless base and eye level units combining drawers, cabinets and wine rack. Roll edged marble worktop surfaces with splashback tiling and pelmet lighting. Large island unit with undermount 1½ bowl Belfast style sink and mixer tap over. Range cooker comprising double oven, grill, warming tray, 5 ring gas hob and single induction hob set into chimney breast with tiled surround and extractor fan over. Space for American style fridge/freezer, integral dishwasher, oak flooring with plinth LED lighting, tall moulded skirtings, vertical radaitor, coved ceiling, inset ceiling downlights, tall sash window to the rear elevation. Wide wall opening through to:-

Living Area:
dual aspect with bi-folding doors overlooking and opening externally onto the rear garden plus 2 tall sash windows to the side elevation with panelled reveals. Ornate wooden mantle piece with carved stone slips planed from a local church with inset woodburning stove. A continuation of the oak flooring, tall moulded skirtings, 2 radiators, picture rail, simple moulded cornicing, ornate ceiling rose with light point.

UTILITY ROOM: 12' 11'' x 8' 11'' (3.93m x 2.72m)
dual aspect with windows to the side and rear elevations. Oak flooring, base and eye level sleek gloss handleless cupboards, roll edged granite worktops with matching upstands, ceramic sink with draining board and swan neck mixer tap over, oak flooring, tall mounted skirtings, radiator, ceiling light point. Upvc double glazed door overlooking and opening externally to the rear garden. Four panelled door with moulded architraves opening to:-

SEPARATE WC:
low level flush wc, Travertine tiled walls to dado height, tall mouled skirtings, oak flooring, window to the rear elevation, ceiling light point.

FIRST FLOOR

LANDING:
tall moulded skirtings, dado rail, simple moulded cornicing, ceiling light point, radaitor. Turning staircase continuing to the second floor with handrail and ornately carved spindles. Four panelled doors with moulded architraves opening to 4 double bedrooms. Part opaque glazed panelled door with matching side panels and overlights, opening to:-

FAMILY BATHROOM/WC: 8' 10'' x 7' 2'' (2.69m x 2.18m)
panelled bath with mixer tap, hand held shower attachment and shower screen plus fully tiled surround. Low level dual flush wc with concealed cistern. Wide wash hand basin with mixer tap and double opening cupboard below. Tessellated tiled flooring, heated towel rail/radiator, 2 part opaque glazed sash windows to the side elevation plus an additional to the front elevation, complementary quartz worktop with matching upstand, inset ceiling downlights, extractor fan.

BEDROOM 1: 14' 5'' x 13' 5'' (4.39m x 4.09m)
tall sash window to the rear elevaton, chimney breast with recesses to either side (one with double opening wardrobe), tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point. Four panelled door with moulded architraves and steps descending to:-

En-Suite Shower Room/wc: 9' 0'' x 7' 11'' (2.74m x 2.41m)
multi-paned sash window to the rear elevation. Walk in style shower with low level shower tray, shower screen, built in shower unit plus hand held shower attachment. Low level dual flush wc. Pedestal wash hand basin with splashback tiling and mixer tap. Tiled flooring and walls to shower area, moulded skirtings, heated towel rail, dado rail, ceiling light point, extractor fan.

BEDROOM 2: 14' 7'' x 13' 8'' (4.44m x 4.16m)
a pair of double glazed sash windows to the rear elevation enjoying far reaching views, cast iron fireplace with decorative tiled slips, recesses to either side of the chimney breast (one with fitted bookshelving), tall moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 3: 17' 11'' x 12' 1'' (5.46m x 3.68m)
sash window to the front elevaton comprising 3 double glazed sash windows, chiminey breast with recesses to either side, tall moulded skirting, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 4: 14' 11'' x 10' 0'' (4.54m x 3.05m)
double glazed sash window to the front elevation, chimney breast with recesses to either side, tall moulded skirtings, picture rail, radiator, ceiling light point.

SECOND FLOOR

LANDING:
enjoying naturla light via skylight window, dado rail, wall light point. Door to:-

BEDROOM 5: 17' 9'' x 15' 6'' extending to 21'10" (5.41m x 4.72m/6.65m)
dormer window to the rear elevation comprising double opening double glazed windows and triangular panels to either side, additional Velux window also to the rear elevation, ornate cast iron fireplace with decorative tiled slips, radiator, eaves storage, ceiling light point, double opening wardrobe. Door to:-

En-Suite Shower Room/wc: 11' 6'' x 9' 0'' (3.50m x 2.74m)
part restricted head height with Velux window to the front elevation. Large shower cubicle with built in shower unit and hand held shower attachment plus fully tiled surround. Pedestal wash hand basin with mixer tap and splashback tiling. Low level dual flush wc. Tiled flooring, moulded skirtings, radiator, heated towel rail/radiator, inset ceiling downlights, extractor fan. Door to:-

LOFT ROOM: 15' 3'' x 8' 4'' (4.64m x 2.54m)
offering decent storage space and further potential subject to first obtaining the necessary consents.

OUTSIDE

OFF-STREET PARKING: 19' 11'' extending to 36'0" x 11' 3'' decreasing to 8'0" (6.07m/10.97m x 3.43m/2.44m)
brick pavioured off-street parking for one car.

FRONT GARDEN: 21' 5'' x 20' 5'' (6.52m x 6.22m)
designed for ease of maintenance with a mixture of stone slabs and stone chippings with deep shrub borders featuring an array of mature shrubs. Pedestrian gate with side access to the rear garden.

REAR GARDEN: 45' 0'' x 30' 0'' (13.71m x 9.14m)
immediately to the rear of the house and accessed via the family entertaining space and utility room there is a large timbe decked area offering ample space for garden furniture, potted plants and barbequing etc plus uplighters and external wall light. Steps down to the remainder of the garden which again has been designed for ease of maintenance with central artificial section of lawn and paved areas surrounding offering additional seating space. There are raised shrub borders with wall lights and an abundance of flowering plants and mature shrubs. Useful garden shed and outside water tap.

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.

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.
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.

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.