GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside the driveway which provides off street parking. The pathway continues up the righthand side of the house to the main front door and into the:-

ENTRANCE VESTIBULE: 8' 3'' x 5' 3'' (2.51m x 1.60m)
high ceilings, coat hooks, picture rail, original tessellated tiled floor, meter cupboard housing fuse box and electricity meter. Door accesses handy bicycle store/boot room, and further part glazed exposed stripped pine Victorian door with attractive stained glass panels beside and over flows through into the:-

ENTRANCE HALLWAY: 22' 6'' x 5' 7'' (6.85m x 1.70m)
original staircase rising to first floor landing with beautiful understairs recess providing valuable storage with open shelving, low level cupboards and coat hooks. High ceilings with ceiling cornicing, dado rail, original stripped floorboards, radiator, and period doors leading off to the through reception room (originally 2 separate rooms) and the large sociable family kitchen/dining room.

THROUGH RECEPTION ROOM: 22' 1'' x 16' 7'' (6.73m x 5.05m)
originally 2 rooms but opened up to create a large family sitting room with wide bay to front comprising 4 sash windows with original stained glass panels over, an attractive open fireplace, high ceilings with ceiling coving, picture rail and inset spotlights. Further sash window to front, a built-in display cabinet to chimney recess, radiators and cable TV point.

FAMILY KITCHEN/DINING ROOM: 24' 6'' x 15' 4'' (7.46m x 4.67m)
a large sociable kitchen/dining space which would likely have originally been 2 rooms, and expands the width of the house. A modern fitted kitchen comprising base and eye level cupboards and drawers with central island with inset sink. Integrated appliances include Siemens eye level oven, induction hob, combi microwave oven, NEFF dishwasher and a Maytag American style fridge/freezer. Stone tiled flooring with underfloor heating, chimney recess with woodburning stove, 3 sash windows to rear overlook the rear garden and a door accesses a:-

GARDEN ROOM: 11' 2'' x 7' 0'' (3.40m x 2.13m)
Velux skylight windows, tiled floor with underfloor heating, double glazed double doors accessing the rear garden. Further door accesses a:-

UTILITY ROOM/WC: 7' 3'' x 6' 7'' (2.21m x 2.01m)
low level wc, built-in cabinets, wash handbasin and cupboard house plumbing and appliance space for washing machine and dryer.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, bedroom 3 and bedroom 4 (off lower mezzanine landing). Further door accesses a family bathroom and central staircase continues up to second floor.

BEDROOM 1: 16' 3'' x 12' 3'' (4.95m x 3.73m)
good sized double bedroom with high ceilings, ceiling coving, sash windows to rear, exposed stripped floorboards, period fireplace, radiator and door accessing:-

Ensuite/wc:
walk-in shower area with system fed shower, low level wc and wall mounted washbasin. Tiled floor, partially tiled walls, chrome heated towel rail, inset spotlights, sash window to front and underfloor heating.

BEDROOM 2: 13' 11'' x 11' 11'' (4.24m x 3.63m)
double bedroom with 2 sash windows to front, high ceilings, ceiling coving, dado rail, exposed stripped floorboards, radiator.

BEDROOM 3: 13' 11'' x 9' 11'' (4.24m x 3.02m)
high ceilings, ceiling coving, exposed stripped floorboards, radiator and sash window to front.

BEDROOM 4: (off mezzanine half landing) 12' 0'' x 11' 2'' (3.65m x 3.40m)
built-in cabinets with open book shelving (making it an ideal study/home office, but an equally good child’s bedroom), sash window to rear, exposed stripped floorboards, period fireplace and corner cupboard housing Vaillant gas boiler.

SECOND FLOOR

LANDING:
large roof light window provides an abundance of natural light through the landing and stairwell. Doors lead off to bedroom 5 and attic room.

BEDROOM 5: 28' 0'' x 9' 8'' (8.53m x 2.94m)
split level bedroom with a living area and bedroom area- perfect for guests and teenage children. Velux skylight windows to rear, exposed stripped floorboards, open shelving, pedestal washbasin and low level hatch accessing eaves storage space.

ATTIC ROOM:
a useful attic space with sloped ceilings, Velux skylight windows- perfect as a storage room or hobby space.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
the front garden is landscaped to stone chipping to provide a valuable off street parking space.

REAR GARDEN:
a lovely, level sunny rear garden (approximately 35ft x 27ft) enjoying an open aspect to the south side affording plenty of sunshine, with level lawned section, generous paved seating section closest to the house and brick boundary walls. Outside tap and water butt.

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 Leasehold with a remainder of a 1000 year lease which commenced on 25 March 1894. 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.