GROUND FLOOR

APPROACH:
from the pavement, impressive gate pillars with wrought iron pedestrian gate and pathway leading alongside the front courtyard to the front entrance. Solid six-panelled wooden door with stained glass fanlight, opening to:-

ENTRANCE VESTIBULE:
having tessellated tiled flooring, timber panelled walls to dado height, tall moulded skirtings, simple moulded cornicing, ceiling light point. Part opaque glazed wood panelled door with fanlight, opening to:-

ENTRANCE HALL:
exposed wooden floorboards, ornate moulded central ceiling arch, tall moulded skirtings, simple moulded cornicing, inset ceiling downlighters, radiator. Elegant turning staircase ascending to the first floor with understairs storage cupboards. Four-panelled wooden doors with moulded architraves, opening to:-

DRAWING ROOM: 14' 5'' x 10' 7'' (4.39m x 3.22m)
a charming principal reception room, with tall bay window to the front elevation comprising three sash windows. Chimney breast with inset wood burning stove upon a slate hearth. Recesses to either side of the chimney breast (one with Victorian style radiator and double opening display cupboard). Tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point.

WET ROOM/SHOWER:
low level dual flush wc, wall mounted wash hand basin with mixer tap, wall mounted shower unit with handheld shower attachment, fully tiled walls and flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan.

SEMI OPEN-PLAN KITCHEN/LIVING/DINING ROOM: 24' 5'' x 15' 4'' (7.44m x 4.67m)
loosely divided as follows:-

Living Room: 14' 2'' x 10' 10'' (4.31m x 3.30m)
having a central period fireplace with open fire, cast iron surround, ornately carved stone mantelpiece and slate hearth. Recesses to either side of the chimney breast, both with fitted bookshelving and one with Victorian style radiator. Exposed wooden floorboards, tall moulded skirtings, inset ceiling downlighters. Open walkways with central pillar to:-

Kitchen: 12' 1'' x 7' 1'' (3.68m x 2.16m)
comprehensively fitted with an array of panelled base and eye level units with a combination of drawers and cabinets. Roll edged granite worktop surfaces with undermount central sink, indented draining board to side and swan neck mixer tap over plus matching upstands. Integral appliances including eye level electric double oven, 5 ring induction hob, canopy extractor hood with integral lighting, washing machine and tumble dryer. Space for tall fridge/freezer, tiled flooring, pelmet lighting, fitted shelving, inset ceiling downlighters, window overlooking the rear garden.

Dining Room: 12' 1'' x 16' 10'' (3.68m x 5.13m)
having a double glazed glass atrium with exposed beams, a continuation of the tiled flooring from the kitchen, tall moulded skirtings, radiator, inset ceiling downlighters. Multi-paned double glazed double doors with side panels and overlights overlooking and opening externally to the rear garden.

FIRST FLOOR

LANDING:
part galleried over the stairwell with matching turning staircase ascending to the second floor. Tall moulded skirtings, radiator, inset ceiling downlighters. Four-panelled doors with moulded architraves, opening to:-

BEDROOM 1: 14' 6'' x 14' 4'' (4.42m x 4.37m)
a gorgeous bedroom which is sometimes utilised as the main reception room depending upon ones own requirements. There is a bay and further window to the front elevation comprising in total four sash windows, and from the bay elevated views are enjoyed across Bristol’s historic floating harbour. Chimney breast with recesses to either side, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, inset swivel downlights, useful storage cupboard with shelving.

BEDROOM 4: 11' 0'' x 10' 10'' (3.35m x 3.30m)
double glazed sash appearance window to the rear elevation with views across towards Ashton Court. Original period fireplace with basket grate and mantelpiece, recesses to either side of the chimney breast, tall moulded skirtings, radiator, picture rail, inset ceiling downlighters, useful storage cupboard with shelving.

BATHROOM/WC: 8' 8'' x 4' 6'' (2.64m x 1.37m)
low level dual flush wc, panelled bath with mixer tap, wall mounted wash hand basin with mixer tap, tiled flooring and walls to dado height, heated towel rail/radiator, obscure double glazed window to the side elevation, sloping ceiling with Velux skylight, inset ceiling downlights, extractor fan.

BEDROOM 2: 14' 6'' x 12' 4'' (4.42m x 3.76m)
a pair of sash windows to the front elevation with far reaching rooftop views, tall moulded skirtings, picture rail, inset ceiling downlights, ornate cast iron fireplace, radiator, useful storage cupboard with shelving.

BEDROOM 3: 14' 9'' x 11' 2'' (4.49m x 3.40m)
double glazed sash appearance window to the rear elevation looking across towards Ashton Court, ornate cast iron fireplace, tall moulded skirtings, picture rail, radiator, inset ceiling downlights, useful built-in wardrobe with hanging rail space.

THIRD FLOOR

STUDY: 19' 2'' x 14' 9'' (5.84m x 4.49m)
an ideal study/home office area with a feature of the room being its part galleried aspect over the stairwell. Enjoying plenty of natural light with five Velux skylight windows to the front elevation and a further two Velux skylight windows to the rear elevation. Exposed wooden floorboards, ample eaves storage, inset ceiling downlights, exposed wooden floorboards.

OUTSIDE

FRONT COURTYARD:
slate chipped for ease of maintenance and with central specimen tree.

REAR GARDEN: 20' 4'' x 15' 11'' (6.19m x 4.85m)
enjoying a sunny aspect and level, there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. Beyond this a section of lawn with clipped box hedging and further enclosed by walling on three sides. There is a garden shed and climbing plants including Jasmine. Outside water tap and lighting.

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 such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold with an annual ground rent of £3.30. This information should be checked by 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.