GROUND FLOOR

APPROACH:
via wrought iron gates and tarmacadam driveway. Path leading to open fronted porch and double glazed door opening to:-

ENTRANCE HALLWAY: 16' 2'' x 6' 8'' (4.92m x 2.03m)
parquet flooring, stairs rising to first floor. Doors to sitting room, dining room and kitchen. Double glazed window to side.

SITTING ROOM: 16' 2'' x 11' 6'' (4.92m x 3.50m)
double glazed windows and doors to rear elevation, picture rail, ‘Claygate’ fireplace with gas fire, radiator.

DINING ROOM: 13' 9'' x 12' 7'' (4.19m x 3.83m)
double glazed window to front elevation, picture rail, continuation of parquet flooring, tiled fireplace with gas fire.

KITCHEN: 8' 11'' x 8' 10'' (2.72m x 2.69m)
double glazed window to side, range of wall and base units, stainless steel sink unit with draining board to side and mixer tap over, tiled splashbacks. Space for cooker, washing machine and fridge.

LOBBY/WC: 10' 6'' x 3' 1'' (3.20m x 0.94m)
low level wc, double glazed window and door to rear garden.

FIRST FLOOR

LANDING:
stairs rise from entrance hall via half landing with window to side elevation, doors off main landing to all rooms on this floor.

BEDROOM 1: 12' 8'' x 12' 4'' (3.86m x 3.76m)
double glazed window to front elevation, picture rail, fitted wardrobe, radiator.

BEDROOM 2: 12' 7'' x 12' 6'' (3.83m x 3.81m)
double glazed window to rear elevation, fitted wardrobe, radiator.

BEDROOM 3: 10' 0'' x 8' 3'' (3.05m x 2.51m)
window to front elevation, radiator.

SHOWER ROOM: 7' 10'' x 5' 9'' (2.39m x 1.75m)
newly installed large shower cubicle, wash hand basin, new radiator, double glazed window to rear, airing cupboard housing boiler (newly installed in 2022).

SEPARATE WC:
low level wc, double glazed window to side elevation.

OUTSIDE

FRONT GARDEN: 30' 0'' x 16' 0'' (9.14m x 4.87m)
(7’7” min in parking area/driveway) (9.14m x 4.88m/2.31m) concrete driveway/ parking area for one car leading up to wooden gate opening to detached garage and rear garden, pathway to front door, flower and shrub/borders.

DETACHED GARAGE: 15' 7'' x 8' 4'' (4.75m x 2.54m)
timber side by side doors, light and power, pitched roof.

REAR GARDEN: 62' 0'' x 30' 0'' (18.88m x 9.14m)
concrete seating area immediately outside of the double doors leading from the sitting room, steps down to south facing garden mainly laid to lawn with borders containing a variety of shrubs/bushes and specimen trees, patio slab pathway meanders through the grass and towards the rear of the garden, wooden garden shed, fenced/hedge boundaries, wooden gate with access to front garden, access to detached garage.

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.