GROUND FLOOR

ENTRANCE VESTIBULE:
further entrance door with stained glass insets and leaded windows above and to the side, tiled flooring which continues into the next room and meter cupboard housing gas and electric consumer units.

ENTRANCE HALLWAY:
tiled flooring continues with 4 doors leading from it to the principal rooms on this level, open staircase rising to first floor landing, radiator, picture rail, spacious understairs storage cupboard.

SITTING ROOM:  17' 1'' x 13' 6'' (5.20m x 4.11m)
square window bay to front elevation with 4 wood framed sash windows overlooking the front courtyard garden with radiator below, picture rail and further radiator on opposing wall. Cast iron insert fireplace with decorative tiles, stone surround, mantle and hearth with custom made wooden shelving and cupboards into alcoves either side of the chimney breast with space for large speaker system.

DINING ROOM/PLAYROOM:  15' 3'' x 10' 6'' (4.64m x 3.20m)
accessible from the hallway or kitchen with double doors with glazing and further single glazed windows to the side, which open to rear elevation onto the lower patio section of the garden. Exposed timber flooring throughout this room with disused open fireplace with wooden surround and stone hearth provides for an attractive alcove with wooden display cabinet, shelving and cupboards to one side, picture rail and radiator.

KITCHEN:  21' 2'' x 9' 4'' (6.45m x 2.84m)
upvc double glazed windows to side elevation and matching pedestrian door overlooking and providing access to rear garden. Bath stone tiled flooring throughout this section with built in wooden dresser along one wall. Fitted kitchen with square edged granite work surfaces with upstands and further splashback tiling on two sides plus eye and floor level wooden kitchen units. Integrated 6 ring range style gas hob with stainless steel extractor hood over. Further integrated appliances include integrated fridge/freezer, Bosch dishwasher and stainless steel sink with swan neck mixer tap. Radiator and folding door through to:

UTILITY ROOM:
tiled flooring continues, tiled walls to half wall height, space and plumbing for at least 2 further kitchen appliances with dual aspect upvc double glazed window and further single glazed windows to rear and side elevations.

FIRST FLOOR

LANDING:
straight staircase rises to first floor landing. A spacious landing providing access to 4 bedrooms and bathroom on this level. Boiler cupboard houses Worcester boiler with megaflo cylinder and further turning staircase rises to the second floor.

BEDROOM 1:  17' 3'' x 12' 6'' (5.25m x 3.81m)
lovey bright room with walk in square bay window with 4 wood framed sash windows to front elevation with radiator below, cast iron insert fireplace with built in wardrobes flanking the chimney breast on both sides and picture rail.

BEDROOM 2: 15' 3'' x 10' 10'' (4.64m x 3.30m)
twin wood framed sash windows to rear elevation looking towards the rear garden with radiator on opposing wall and picture rail.

BEDROOM 3:  11' 6'' x 9' 1'' (3.50m x 2.77m)
upvc double glazed window to rear elevation directly overlooking the rear garden with radiator and picture rail.

BEDROOM 6:  9' 4'' x 7' 6'' (2.84m x 2.28m)
upvc double glazed window to front elevation with radiator.

BATHROOM/WC:
partially opaque upvc double glazed window to the rear elevation. Bathroom suite including bath, thermostatically controlled mixer shower over with shower screen, decorative tiled wall, close coupled wc, hand basin, radiator.

SECOND FLOOR

LANDING:
turning staircase rises to second floor landing. A short landing providing a pivoting space to 3 rooms on this level and naturally lit by wood frame Velux double glazed skylight and wall mounted thermostatic heating controls.

BEDROOM 5:  12' 6'' x 11' 1'' (3.81m x 3.38m)
twin upvc double glazed windows to rear elevation overlooking the garden with radiator below and full sized ceilings.

BEDROOM 4:  17' 6'' x 9' 3'' (5.33m x 2.82m)
spacious room with wood framed double glazed Velux skylights provide natural light to front elevation directly overlooking Redland Green allotments and school. Radiator, twin storage cupboards into eaves, wood effect laminate flooring.

SHOWER ROOM/WC:
upvc double glazed window to rear elevation, period style tiled flooring with tiled walls to half wall height, corner shower cubicle with exposed variable thermostatically controlled Mira shower, hand basin with mixer tap into vanity unit, shaving point, close coupled wc, ceiling mounted extractor fan.

OUTSIDE

FRONT GARDEN:
very sunny aspect predominantly laid to irregular sized stone paving with a bedding area.

REAR GARDEN:
a terraced rear garden in 3 distinct sections. A level terracotta tiled patio area provides a sunny seating area immediately abutting the property. Steps then lead through the rest of the garden to one side with the largest section being a central lawn with a gentle slope and shade provided by a mature apple tree. The last section of the garden is a raised patio terrace which faces back towards the house in a south westerly facing providing for a very sunny seating area with good shade also provided by a mature beech tree from the neighbouring garden. A rear gate at the top of the garden provides a pedestrian rear access onto a not often used rear lane servicing the properties accessed from Claremont Road.

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: 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.