GROUND FLOOR

APPROACH:
from the pavement of Claremont Road proceed up the short paved path, where the entrance door can be found immediately in front of you. Door opening into:-

ENTRANCE HALLWAY:
with large double glazed windows allowing lots of natural light, inset ceiling downlighters, skirting boards. Four stairs descend to:-

INNER HALLWAY:
doors radiate to bedroom 1, bedroom 2 and family bathroom/wc.

BEDROOM 1: (11' 6'' x 11' 4'') (3.50m x 3.45m)
a double bedroom with ceiling light point, inset ceiling downlighters, large double glazed windows overlooking the small side courtyard area, tv point, radiator, skirting boards, door leading to:-

En-Suite Shower Room/WC: (7' 6'' x 4' 1'') (2.28m x 1.24m)
a modern white shower room suite comprising of wall mounted wc with concealed cistern, wall mounted wash hand basin, double shower enclosure with system fed waterfall shower and separate detachable shower over, tiled surrounds, large window to side elevation, inset ceiling downlighters, extractor fan, shaver socket point, tiled flooring, vertical wall mounted chrome towel radiator.

BEDROOM 2: (13' 1'' x 9' 4'') (3.98m x 2.84m)
a double bedroom with double glazed window overlooking the front elevation, inset ceiling downlighters, ceiling light point, radiator, skirting boards, double glazed door with side window leading out onto a terrace.

FAMILY BATHROOM/WC: (6' 10'' x 6' 4'') (2.08m x 1.93m)
a modern white bathroom suite comprising of wall mounted wc with concealed cistern, wash hand basin, panelled bath with shower over and folding glass shower screen, tiled surrounds, wall mounted chrome towel radiator, double glazed window overlooking rear elevation, inset ceiling downlighters, extraction point, tiled flooring

LOWER GROUND FLOOR

HALL:
stairs descend from ground floor entrance hallway, ceiling light point, skirting boards, understairs storage cupboard. Doors radiate to bedroom 3 and garage.

BEDROOM 3: (11' 6'' x 11' 4'') (3.50m x 3.45m)
a double bedroom with ceiling light point, radiator, skirting boards, large double glazed window with door leading out onto side courtyard garden.

GARAGE: (20' 10'' x 19' 6'' max) (6.35m x 5.94m)
with up and over door, power and light. An oversized garage which can easily fit a car with additional storage to the left hand side. (Vehicular access off of Claremont Avenue).

FIRST FLOOR

LANDING:
inset ceiling downlighters, stairs ascend to galleried landing with glass balustrade, large double glazed windows to front elevation, door leading to:-

KITCHEN/DINING ROOM: (16' 3'' x 13' 1'') (4.95m x 3.98m)
fitted with a matching range of wall, base and drawer units with Corian worktop over with matching upstand and splashback, integrated electric Neff hob with extractor over. Other integrated appliances include double Neff oven, fridge/freezer, dishwasher and Bosch washing machine. Inset stainless steel sink, drainer unit with mixer tap over, inset ceiling downlighters and ceiling light point. Ample space for dining room table and chairs, large double glazed windows overlooking rear elevation, radiator, built-in cupboard which houses the boiler and pressurised hot water cylinder, tv point, tiled flooring, window to front elevation, double glazed window to side elevation with door giving access out onto the side terrace.

TOP FLOOR
Stairs ascend from first floor landing, directly leading into:-

SITTING ROOM: (15' 9'' x 13' 1'') (4.80m x 3.98m)
a bright and well balanced sitting room with built-in storage cupboard housing the mechanical Vent-Axia ventilation system. Window to front elevation, ample space for sofas, two radiators, tv point, telephone point, large double glazed windows to both rear and side elevations, ceiling light point, laminate wood effect flooring, skirting boards.

OUTSIDE

REAR TERRACE: (15' 9'' x 6' 0'') (4.80m x 1.83m)
south westerly aspect with views over Redland, wooden decking and low maintenance pebbles. Enclosed by render wall and iron railings. External power point.

SMALL SIDE COURTYARD AREA: (10' 0'' x 9' 10'') (3.05m x 2.99m)
mainly laid to wooden decking, fully enclosed with rendered wall boundaries, steps lead up onto pavement with iron gate. External power point, pebbles to the borders.

SIDE TERRACE: (16' 10'' x 13' 0'') (5.13m x 3.96m)
enjoying a westerly aspect; mainly laid to wooden decking with pebbles to the borders. External power point. An ideal space for entertaining/barbecuing. Fully enclosed by part render and metal railings.

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: D.

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.