GROUND FLOOR

APPROACH:

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, dado rail, simple moulded cornicing. Part obscure glazed double doors with stained glass overlight, opening to:-

RECEPTION HALL:
exposed wooden floorboards, elegant turning staircase ascending to the first floor with handrail and ornately carved, understairs storage cupboard, tall moulded skirtings, dado rail, simple moulded cornicing, ornate ceiling rose with light point, radiator. Stripped pine panelled doors with moulded architraves, opening to:-

SITTING ROOM:  19' 8'' x 13' 7'' (5.99m x 4.14m)
an impressive principal reception room with wide bay window to front elevation comprising three double glazed sash windows. Open fire with cast iron surround, decorative tiled slips, slate hearth and ornately carved mantlepiece. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, radiator.

STUDY:  13' 4'' x 0' 0'' (4.06m x 0.00m)
two double glazed sash windows to the front elevation. Cast iron fireplace with decorative tiled slips and hearth plus ornately carved slate mantle piece. Exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, ceiling light point, radiator.

BUTLER’S PANTRY:
original butler’s pantry with worktop, drawers and cupboards plus shelving, exposed wooden floorboards, moulded skirtings, coat hooks, recessed shelving, ceiling light point.

OPEN PLAN KITCHEN/DINING ROOM:  28' 7'' x 14' 6'' (8.71m x 4.42m)
comprehensively fitted with an array of base level shaker style units combining drawers and cabinets. Roll edged quartz worktops with matching upstands plus Belfast style sink and swan neck mixer tap. Integral dishwasher. Smeg range cooker with 5 ring gas hob and stainless steel extractor hood. Space for tall fridge/freezer. Exposed wooden floorboard, tall moulded skirtings, picture rail, simple ceiling cornicing, two radiators, two ceiling light points, inset ceiling downlights. Coal effect gas fire with cast iron surround, decorative tiled slips, slate hearth, and ornately carved Carrera marble mantle piece. Ample space for table and chairs. Double glazed double doors overlooking and opening externally to the rear garden, plus additional door, sash window and overlights all of which enjoy a south-easterly orientation. Large storage cupboard with fitted shelving and wall light point. Part opaque glazed wooden door opening to:-

UTILITY ROOM:  15' 0'' x 7' 3'' (4.57m x 2.21m)
base level cabinets and drawers, roll edged worktops with upstands, stainless steel sink with draining boards to either side and swan neck mixer tap. Space and plumbing for washing machine, space for tumble dryer, window to side elevation, two ceiling light points. Airing cupboard housing Glo worm condensing boiler with pressurised water tank and shelving. Part multi-paned wooden door opening externally to the rear garden. Door to:-

CLOAKROOM/WC:
low level flush wc, pedestal wash handbasin with hot and cold water taps, windows to the rear and side elevations, radiator, ceiling light point.

FIRST FLOOR

LANDING:
spacious landing with turning staircase ascending to the second floor having handrail and ornate spindles plus enjoying plenty of natural light via Velux window. Moulded skirtings, simple moulded cornicing, ceiling light point. Panelled doors with mould architraves opening to:-

BEDROOM 1:  19' 8'' x 13' 9'' (5.99m x 4.19m)
wide bay window to front elevation comprising three double glazed sash windows. Period fireplace with decorative tiled slips and halfplus Carrera marble mantle piece. Recesses to either side of the chimney breast, radiator, moulded skirtings, simple moulded cornicing, ceiling light point. Panelled door with moulded architraves opening to:-

Ensuite shower room:
wash hand basins with waterfall mixer taps and pull-out drawers below. Large shower cubicle with low level shower tray, wall mounted shower unit, overhead circular shower and handheld shower attachment. Low level dual flush wc. Tiled flooring, moulded skirtings, heated towel rail/radiator, ceiling light point, extractor fan.

BEDROOM 2:  14' 10'' x 12' 8'' (4.52m x 3.86m)
light and bright double bedroom with three double glazed sash windows to the front elevation. Ornate cast iron fireplace with slate hearth, recesses to either side of chimney breast, moulded skirtings, simple moulded cornicing, radiator, two ceiling light points.

BEDROOM 3:  14' 6'' x 11' 9'' (4.42m x 3.58m)
double glazed sash window overlooking the rear garden, ornate cast iron fireplace with slate hearth, recesses to either side of the chimney breast, moulded skirtings, coved ceiling, radiator, ceiling light point. Archway and additional door opening to:-

Ensuite shower room:
low level dual flush wc. Wash handbasin with mixer tap and pull-out drawers below. Shower cubicle with wall mounted shower unit and handheld shower attachment. Wood effect flooring, heated towel rail/radiator, moulded skirtings, obscure double glazed window to the rear elevation, ceiling light point, extractor fan. Cupboard housing hot water cylinder.

BATHROOM/WC:
massage bath with water jets and waterfall mixer tap with travertine tiled surround. Large shower cubicle with low level shower tray, travertine tiled surround, wall mounted shower unit, overhead shower and handheld shower attachment. Wash handbasin with waterfall mixer tap and pull-out drawers below. Wood effect flooring. Timber panelled walls to dado rail height with rail, wall mounted cabinet, obscure double glazed window to the rear elevation, heated towel rail/ radiator, ceiling light point, additional radiator.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, plus natural light from the aforementioned Velux window. Moulded skirtings, wall light point, raised height loft access. Panelled doors with moulded architraves, opening to:-

BEDROOM 4:  13' 10'' x 13' 4'' (4.21m x 4.06m)
double glazed dormer style window to the rear elevation, ornate cast iron fireplace with slate hearth, two eaves storage cupboards, radiator, ceiling light point.

BEDROOM 5:  14' 11'' x 10' 6'' (4.54m x 3.20m)
double glazed dormer style window to the rear elevation, moulded skirtings, radiator, ceiling light point.

BEDROOM 6:  13' 11'' x 11' 9'' (4.24m x 3.58m)
double glazed dormer style window to the front elevation, ornate cast iron fireplace with slate hearth, moulded skirtings, radiator, ceiling light point.

BEDROOM 7:  14' 10'' x 7' 4'' (4.52m x 2.23m)
double glazed dormer style window to the front elevation, moulded skirtings, radiator, ceiling light point.

OUTSIDE

OFF STREET PARKING:
brick pavioured off street parking for two cars, with shrub borders featuring an array of flowering plants and mature shrubs.

REAR GARDEN:  37' 0'' x 25' 0'' (11.27m x 7.61m)
enjoying a sunny south-easterly orientation and a good amount of privacy with a combination of high brick walls and timber fencing. Immediately to the rear of the kitchen/dining room there is a patio with ample space for garden furniture, potted plants and barbecuing etc. There is then a section of level lawn with waterall feature and uplighters having mature shrubs to one side. There is a timber deck to one corner of the garden from which to enjoy the later day sun which features a mature palm tree. Side lighting and water tap. Wrought iron gate with steps downs to a useful lower ground workshop/storage area.

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: F

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.