HALL FLOOR

APPROACH:
from the pavement pass over the gravel pathway to the steps which lead to the solid wooden front door and entrance porch.

ENTRANCE VESTIBULE: (10' 0'' x 5' 3'') (3.05m x 1.60m)
entered via solid door to front with stained and leaded glazed overlight and side panels, electric meter cupboard, solid timber door to rear with glazed stained and leaded overlight, timber floor, half glazed stained and leaded door with stained and leaded overlight and side panels leading to the entrance hall.

ENTRANCE HALL: (22' 9'' x 6' 7'') (6.93m x 2.01m)
doors radiating to all rooms, ornate ceiling cornice and centre rose, stairs rise to the first floor landing and descend to lower ground floor, shelving, 2 column style radiators, central heating thermostat, stripped floor.

CLOAKROOM/WC:
situated directly off the hall and entered via a half glazed door, low level wc with concealed cistern, vanity hand basin, ceiling downlighters, sash window to the rear, stripped floorboards.

SITTING ROOM: (19' 3'' x 12' 9'') (5.86m x 3.88m)
bay window with 3 sash windows to the front complete with working shutters, ornate ceiling cornice with centre rose and picture rail, stripped wooden floorboards, column style radiator, period style fireplace with cast iron insert housing a gas coal effect fire seated on a granite hearth

FAMILY ROOM: (19' 2'' x 13' 2'') (5.84m x 4.01m)
2 double glazed sash windows to the rear elevation both with working shutters, ornate ceiling cornice and centre rose, open hearth housing a wood burner with wooden over mantle, 2 column style radiators, shelving to both alcoves, stripped wooden floorboards.

STUDY/BEDROOM 5: (14' 0'' x 9' 7'') (4.26m x 2.92m)
ceiling cornice and rose, sash window to the front with working shutters, period style fireplace with a cast iron insert seated on a granite hearth, stripped floor, column style radiator, shelving to both alcoves.

LOWER GROUND FLOOR

HALLWAY:
understairs cupboard, door leading to a shelved panty cupboard and housing the electric mains switch, ceiling downlighters, engineered oak finished floor, doors leading to media room/playroom and opening leading to kitchen/diner, access to cloakroom/wc.

KITCHEN/DINING ROOM: (22' 7'' x 20' 1'') (6.88m x 6.12m)
kitchen by John Lewis of Hungerford in a Shaker style, comprehensively laid out with a range of wall and base units with solid Quartz finished working surfaces, inset Belfast style white enamelled sink complete with mixer tap, integrated fridge and freezer, inset 4 ring Neff ceramic hob and Neff eye level double oven and built in Neff microwave, integrated dishwasher, central island, engineered oak finished floor, ceiling downlighters, 2 radiators, double glazed bi-folding doors leading to and overlooking the rear garden, 2 further double glazed windows, double glazed door leading to rear terrace, 3 Velux skylight windows. Additional glazed window to the side.

UTILITY ROOM: (13' 4'' x 8' 11'') (4.06m x 2.72m)
ceiling downlighters, engineered oak finished floor, half glazed door to the front with working shutters, fitted floor to ceiling cupboards to both alcoves. Range of base and wall mounted units with composite work surface, integrated dryer and space for fridge/freezer, column style radiator.

MEDIA ROOM/PLAYROOM: (19' 0'' x 11' 11'') (5.79m x 3.63m)
bay window comprising 3 sash windows to the front elevation with shutters, engineered oak finished floor, ceiling downlighters, built in cupboards, one of which contains the wall mounted Worcester gas central heating boiler and central heating time clock, hot water cylinder, half glazed door to the hall.

CLOAKROOM/WC/LAUNDRY: (6' 8'' x 4' 7'') (2.03m x 1.40m)
comprising low level wc, wash hand basin, ceramic tiled floor, heated towel rail, ceiling downlighters, door leading to:-

LAUNDRY ROOM: (4' 10'' x 4' 3'') (1.47m x 1.29m)
plumbing for washing machine, wood finished working surface with built in shelved cupboard, gas meter.

FIRST FLOOR

LANDING:
Velux skylight window, ceiling cornice and downlighters, doors radiate to all rooms on this floor.

BEDROOM 1: (16' 3'' x 13' 7'') (4.95m x 4.14m)
2 sash windows to the front, 2 column style radiators, ceiling cornice, centre rose, door leading to:-

En Suite Wet Room/WC:
comprising shower cubicle with glazed doors and rainfall shower, vanity wash hand basin with chrome finished mixer tap, low level wc with concealed cistern, heated towel rail, ceiling downlighters, extractor fan, double glazed window to side, ceramic tiled floor (underfloor heated) and part wall tiling, access to the loft.

BEDROOM 2: (rear) (14' 0'' x 12' 11'') (4.26m x 3.93m)
double glazed window to the rear, column style radiator, ceiling cornice, ceiling downlighters. Built in wardrobes to chimney recesses.

BEDROOM 3: (front) (14' 0'' x 9' 10'') (4.26m x 2.99m)
sash window to the front, ceiling cornice, column radiator, downlighters.

BEDROOM 4: (rear) (10' 10'' x 10' 2'') (3.30m x 3.10m)
double glazed sash window to the rear elevation, column style radiator, ceiling cornice, ceiling downlighters, built in wardrobe.

FAMILY BATHROOM/WC: (6' 10'' x 6' 8'') (2.08m x 2.03m)
bath with chrome finished central mixer tap with hand held shower attachment, wash hand basin, low level wc with concealed cistern, double glazed window to side, ceiling downlighters, ceramic tiled floor and extensive wall tiling.

OUTSIDE

FRONT GARDEN:
a gravel drive providing off street parking for 3 vehicles, low boundary wall with steps leading to the lower ground floor and entrance to the boot room.

REAR GARDEN: (50' 0'' x 30' 0'') (15.23m x 9.14m)
a southerly aspect garden enclosed by stone, brick and fence boundaries, mainly laid to lawn with borders stocked with mature trees (including evergreen Magnolia, Red Robins and Wisteria), flowers and shrubs and sitting out patio close to the house and further raised sitting out terrace and garden shed, steps leading to the entrance porch, outside lighting, outside tap. Door provides access through the porch to the front of the house.

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 with a yearly rent charge of £6. 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.