GROUND FLOOR

APPROACH:
from the private driveway, a wrought iron pedestrian gate opens onto a pathway with open-fronted porch. Wooden door opening to:-

ENTRANCE PORCH: (9' 2'' x 9' 0'') (2.79m x 2.74m)
inlaid entrance mat and tiled flooring, floor to ceiling windows on two sides, moulded skirtings, inset ceiling downlights. Door with stainless steel door furniture opening to:-

RECEPTION HALL: (25' 2'' x 11' 4'' max measurements) (7.66m x 3.45m)
a most impressive and spacious reception hall having oak flooring, moulded skirtings, inset ceiling downlights. Oak staircase ascending to the first floor with handrail and glass balustrade. A gentle flight of steps with handrails and door leading to the kitchen/breakfast room. Internal window through to the garden room and double glazed double doors between. Double doors and single doors opening to:-

STUDY: (11' 1'' x 10' 3'') (3.38m x 3.12m)
window to the front elevation, oak flooring, moulded skirtings, inset ceiling downlights.

CLOAKROOM/WC:
low level dual flush wc with concealed cistern, pedestal wash hand basin with mixer tap, tiled flooring, tiled walls to dado height, obscure glazed window to the side elevation, inset ceiling downlights, extractor fan.

DINING ROOM: (15' 3'' x 11' 3'') (4.64m x 3.43m)
two tall opaque/obscure glazed windows to the side elevation, oak flooring, moulded skirtings, ornate moulded cornicing, ornate ceiling rose, ceiling light point, inset ceiling downlights.

DRAWING ROOM: (20' 2'' x 14' 11'') (6.14m x 4.54m)
a dual aspect principal reception room, having two windows to the rear elevation and double doors with overlights overlooking and opening externally onto the rear garden. Oak flooring, moulded skirtings, inset ceiling downlights, three wall light points.

KITCHEN/BREAKFAST ROOM: (18' 4'' x 12' 5'') (5.58m x 3.78m)
comprehensively fitted with an array of panelled base and eye level units comprising drawers and cabinets, roll edged granite worktops with matching upstands, undermount 1 ½ bowl sink with indented draining board to side and swan neck mixer tap over, integral Siemens appliances including 6 ring gas hob, extractor fan, combi microwave/oven, electric oven, tall fridge/freezer and dishwasher, two windows to the front elevation, tiled flooring, space for American style fridge/freezer, inset ceiling downlights. Double glazed double doors opening through to the garden room. Door to:-

UTILITY ROOM: (12' 2'' x 6' 8'') (3.71m x 2.03m)
panelled base and eye level units comprising drawers and cabinets, roll edged granite worktops with matching upstands, undermount 1 ½ bowl sink with indented draining board and swan neck mixer tap, integral washing machine, tiled flooring, inset ceiling downlights, extractor fan. Concealed wall mounted Potterton gas fired boiler. Wooden door with stained glass panel through to the garden room. Door to:-

WINE STORE: (6' 10'' x 6' 8'') (2.08m x 2.03m)
window to the front elevation, tiled flooring, moulded skirtings, inset ceiling downlight, main switchboard control.

GARDEN ROOM: (18' 5'' x 15' 9'' decreasing to 9'10) (5.61m x 4.80m)
having powder coated aluminium windows and doors plus high sloping ceiling and enjoying a pleasant outlook over the well established rear garden, tiled flooring and four wall light points.

FIRST FLOOR

PART GALLERIED LANDING: (27' 9'' x 7' 8'') (8.45m x 2.34m)
part galleried over the stairwell and with large window overlooking the rear garden towards the Blaise Estate in the distance. Airing Cupboard housing Megaflo hot water cylinder and pressurised tank plus slatted shelving. Moulded skirtings, inset ceiling downlights, additional window also to the side elevation. Doors to:-

MASTER BEDROOM SUITE:
comprising:-

Bedroom 1: (13' 5'' x 13' 4'') (4.09m x 4.06m)
dual aspect with two windows to the front elevation and double doors with side panels opening onto a covered balcony. Moulded skirtings and inset ceiling downlights. Door to en-suite bath/shower room. Open walkway to:-

Dressing Area:
built-in wardrobes with mirrored doors offering ample hanging rail and shelving space, inset ceiling downlights. Loft access.

En-Suite Bath/Shower Room/WC: (11' 0'' x 6' 0'') (3.35m x 1.83m)
panelled bath with mixer tap, low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Walk-in style shower with fully tiled surround, wall mounted shower unit, overhead shower and handheld shower attachment. Tiled flooring and walls, heated towel rail/radiator, obscure glazed window to the rear elevation, shaver point, extractor fan, inset ceiling downlights.

Covered Balcony: (12' 6'' x 4' 7'') (3.81m x 1.40m)
tiled flooring, galvanised steel and glass balustrade - attractive views.

GUEST BEDROOM SUITE:
comprising:-

Bedroom 2: (12' 2'' x 11' 6'') (3.71m x 3.50m)
large window overlooking the rear garden with far reaching views, additional window to the rear elevation, moulded skirtings, inset ceiling downlights. Open walkway to:-

Walk-In Wardrobe:
generous built-in wardrobes offering hanging rail and shelving space, inset ceiling downlights. Loft access. Door to:-

En-Suite Shower Room/WC: (8' 5'' x 6' 4'') (2.56m x 1.93m)
low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Walk-in shower with glass screen, fully tiled surround, built-in shower unit, overhead circular shower and handheld shower attachment. Tiled flooring and walls, heated towel rail/radiator, obscure glazed window to the rear elevation, inset ceiling downlights, extractor fan.

BEDROOM 3: (11' 3'' x 11' 1'') (3.43m x 3.38m)
dual aspect with windows to the front and side elevations, moulded skirtings, built-in wardrobe, inset ceiling light points. Door to:-

'Jack & Jill' En-Suite Shower Room/WC: (8' 8'' x 5' 5'') (2.64m x 1.65m)
walk-in shower with glass screen, built-in shower unit, overhead circular shower and handheld shower attachment. Low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Tiled flooring and walls, heated towel rail/radiator, obscure glazed window to the side elevation, inset ceiling downlights, extractor fan, shaver point. Door to:-

BEDROOM 4: (12' 4'' x 9' 7'') (3.76m x 2.92m)
tall window to the side elevation, built-in wardrobes, moulded skirtings, inset ceiling downlights. Door returning to the part galleried landing.

BEDROOM 5: (12' 4'' x 9' 11'') (3.76m x 3.02m)
tall window to the side elevation, built-in wardrobes, moulded skirtings, inset ceiling downlights.

FAMILY BATH/SHOWER ROOM/WC: (8' 11'' x 8' 7'') (2.72m x 2.61m)
panelled bath with mixer tap. Low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Walk-in shower with glass screen, fully tiled surround, built-in shower unit, overhead circular shower and handheld shower attachment. Obscure glazed window to the front elevation, heated towel rail/radiator, tiled flooring and walls, inset ceiling downlights, shaver point, extractor fan.

OUTSIDE

DRIVEWAY PARKING:
brick paviored driveway parking for 2 cars, having an external wall light.

DOUBLE GARAGE: (19' 1'' x 17' 0'') (5.81m x 5.18m)
remote electronically operated wooden up and over door, high sloping ceiling with exposed trusses for additional storage, ceiling light point, double power point.

REAR GARDEN: (65' 0'' x 40' 0'' max measurements) (19.80m x 12.18m)
a wonderful established garden which has been created by the present owners and features a wide variety of flowering plants and mature shrubs including hydrangeas, damson, greengage, buddleias, cherry blossom, Lord Byron rose column and a red maple tree. Immediately to the rear of the drawing room and garden room is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. A gentle flight of steps descend to the double garage with bin store to one side as well as a pergola with wisteria and clematis plus feature central bird bath. The remainder of the garden is principally laid to lawn with further sitting out area and a section of hidden garden. Mature laurel hedging to two sides of the garden.

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.