HALL FLOOR

APPROACH:
via a block paved driveway providing off road parking for at least two vehicles. The driveway leads beside a front garden and up the right hand side of the property where there are several steps rising to the main front door to the house, as well as handy gated side access to the rear garden.

ENTRANCE VESTIBULE: (9' 8'' x 5' 0'') (2.94m x 1.52m)
ceiling cornicing, dado rail, exposed stripped floorboards with inset floormat, coat hooks, sash window to side, radiator. Original part stained glass double doors accessing:-

CENTRAL ENTRANCE HALLWAY:
a welcoming entrance hallway with an elegant original staircase rising to the first floor landing, door accessing staircase descending to the lower ground floor. Exposed stripped floorboards, high ceilings with original ceiling cornicing and central ceiling rose, dado rail, radiator. Doors off to sitting room (front) and reception 2/family room (rear).

SITTING ROOM: (front) (20' 1'' into chimney recess x 16' 5'' into bay) (6.12m x 5.00m)
a large bay fronted sitting room full of natural light provided by the wide bay to front comprising three sash windows with working wooden shutters. High ceilings with ceiling cornicing, central ceiling rose and picture rail. Period style cast iron open fireplace with inset tiles, white marble surround and mantle. Exposed stripped floorboards, radiators, tv point and cable tv point.

RECEPTION 2/FAMILY ROOM: (rear) (19' 11'' into chimney recess x 14' 2'') (6.07m x 4.31m)
an impressive large second reception room, currently used as a workspace from home but would work equally well as a dining room or second sitting room. Dual aspect sash windows to rear and side with working wooden shutters. Fireplace with woodburning stove, white marble period style surround and slate hearth. Built-in bookcasing and cabinets to chimney recesses, wonderful high ceilings with original ceiling cornicing and central rose, period style radiator, exposed stripped floorboards.

LOWER GROUND FLOOR
Staircase descends into a magnificent open sociable kitchen/dining space.

KITCHEN/DINING/LIVING SPACE: (37' 2'' max x 19' 5'' max/12'9 min) (11.32m x 5.91m/3.89m)
an exceptional and enviable open kitchen/dining/family space described in two sections as follows:-

Kitchen/Breakfast Area: (19' 5'' x 14' 3'') (5.91m x 4.34m)
a bespoke and carefully designed Devol kitchen with handbuilt base units and white silestone worktop over with inset double Belfast style sink. There is a chimney recess with appliance space for range cooker with inset lighting and extractor fan, integrated dishwasher, plumbing and appliance space for American style fridge/freezer, plenty of natural light provided by the timber framed double glazed windows to side and double glazed windows with central door to rear providing a seamless access out onto the rear garden. Oak flooring, period style radiators. Door leading off to Side Entrance Lobby, which in turn accesses the rear garden and is a practical space for coats/boots etc, as well as providing an independent entrance. Further door accesses a ground floor cloakroom/wc. Wide wall openings connect through to the:-

Dining Room: (23' 4'' x 14' 8'') (7.11m x 4.47m)
bay window to front comprising part stained glass sash windows with working wooden shutters and built-in curved bench seat below. Wood flooring, period style radiator, built-in shelving, recessed cupboards, understairs storage cupboard. Door accessing:-

UTILITY ROOM: (10' 1'' x 4' 2'') (3.07m x 1.27m)
a range of base level units with woodblock worktop over, inset sink, plumbing and appliance space for washing machine and dryer. Open larder shelving over, slate tiled floor, inset spotlights, radiator, extractor fan.

CLOAKROOM/WC:
low level wc, small wall mounted wash basin, dado rail, chrome effect heated towel rail, spotlights, extractor, high level recessed storage cupboard.

FIRST FLOOR

LANDING:
a spacious landing with staircase continuing to the second floor landing, with natural light provided by the sash window to side, radiator. Doors lead off to bedroom 1, bedroom 2 and a shower room/wc.

BEDROOM 1: (front) (20' 2'' into chimney recess x 13' 3'') (6.14m x 4.04m)
an impressive principal double bedroom with high ceilings, ceiling coving, two feature arched sash windows to front, built-in wardrobes spanning one side of the room with high level storage cabinets over, exposed stripped floorboards, door accessing a further recessed wardrobe/storage cupboard with built-in hanging rail and shelving.

BEDROOM 2: (rear) (14' 7'' x 14' 5'') (4.44m x 4.39m)
high ceilings with ceiling coving, large sash window to rear, radiator, tv point, door accessing a recessed Airing Cupboard with built-in shelving.

SHOWER ROOM/WC:
white suite with an oversized shower enclosure with system fed shower, low level wc, wash hand basin set into a granite counter with storage cabinets beneath, large sash window to side, ceiling coving, extractor fan and period style radiator.

SECOND FLOOR

STUDY/LANDING:
spacious top floor landing with sash window to side providing rooftop views over neighbouring buildings, loft hatch accessing loft storage space. Doors off to bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 3: (front) (20' 5'' into chimney recess x 13' 10'') (6.22m x 4.21m)
a large double bedroom with inset spotlights, loft hatch, radiator, two feature arched sash windows to front, door accessing recessed walk-in wardrobe.

BEDROOM 4: (rear) (14' 6'' x 13' 4'' into chimney recess) (4.42m x 4.06m)
a double bedroom with loft hatch, painted floorboards, sash window to rear, radiator, door accessing recessed storage cupboard.

BATHROOM/WC: (11' 9'' x 6' 7'') (3.58m x 2.01m)
white suite comprising panelled bath with system fed shower over and glass shower screen, low level wc and pedestal wash basin, period style radiator, tiled floor, part tiled walls, sash window to side offering lovely rooftop views. Chrome effect heated towel rail. Double doors accessing a boiler cupboard housing a Vaillant gas central heating boiler and pressurised hot water cylinder.

OUTSIDE

FRONT GARDEN & OFF ROAD PARKING:
the property is set well back from the road with block paved driveway providing off street parking for at least two vehicles, with a flower border containing various shrubs. Gated side access through to the rear garden, where there is a handy independent entrance.

REAR GARDEN: (approx. 40' 0'' max x 20' 0'' plus side return area) (12.18m x 6.09m)
a well stocked city garden with lawned sections, generous paved seating area closest to the property, attractive stone boundary walls, flower borders containing various plants and shrubs, outdoor tap, handy gated side access through to the front of the property.

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. We understand that there is a perpetual yearly rent charge of £6.10s.0d p.a. This information should be checked with 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.