GROUND FLOOR

APPROACH:
through wrought iron and fence and gateway. The path is the left hand side of the deep front garden and up to the entrance door.

ENTRANCE VESTIBUEL:
original door and a very interesting stain glass overlight, exposed wooden flooring and cupboard housing the gas meter, partially glazed double doors with overlights opening into the entrance hallway.

ENTRANCE HALLWAY:
a lovely big spacious entrance hall with stairs rising to the first floor and descending to the lower ground floor. Doors opening into the kitchen/dining room and sitting room, period ceiling cornicing, archway, radiator.

SITTING ROOM: 17' 0'' into chimney recess x 14' 3'' into window recess (5.18m x 4.34m)
high ceilings, ceiling cornicing, large multi-paned sash window with working shutters to the front elevation, deep skirting boards, impressive marble fireplace with tiled hearth, door to butler’s pantry.

KITCHEN/DINING ROOM: 23' 0'' into chimney recess x 13' 8'' (7.01m x 4.16m)
measured as one but described separately as follows:

Dining Room:
large multi-paned sash window to the rear elevation complete with working shutters and overlooking the rear garden, ceiling cornicing, picture rail, radiator, opening through to:

Kitchen:
partially glazed door to the rear elevation complete with working shutters, ceiling cornicing. Wall and base units, 4 ring gas hob, electric double over, stainless steel sink unit and draining board, tiled splashbacks, wall mounted gas boiler, picture rail.

Butler's Pantry: 7' 1'' x 4' 11'' (2.16m x 1.50m)
original butler’s pantry with painted wooden dresser and open shelving.

LOWER GROUND FLOOR

APPROACH:
independent entrance via the main house or to the front.

INNER HALLWAY:
tessellated flooring, doors opening to reception 2, utility room, understairs storage and shower, opening through to the entrance hall which in turn provides access to bedroom 4/reception 3.

UTILITY ROOM: 12' 9'' x 8' 5'' (3.88m x 2.56m)
continuation of the tessellated flooring, multi-paned sash window to the rear elevation and partially glazed door to the rear elevation and leading into the garden. Very basic sink unit, space and plumbing for washing machine and tumble dryer.

CLOAKROOM/WC:
low level wc.

RECEPTION 2: 14' 10'' into window recess x 13' 8'' into chimney recess (4.52m x 4.16m)
wooden glazed double doors opening out onto the rear garden, tiled fireplace and large understairs cupboard.

BEDROOM 4/RECEPTION 3: (front) 13' 8'' into chimney recess & behind false wall x 13' 2'' (4.16m x 4.01m)
multi-paned sash window to the front elevation, exposed wooden floorboards, opaque glazed windows through to the entrance hall.

ENTRANCE HALL: 13' 2'' x 8' 4'' (4.01m x 2.54m)
multi-paned sash window to the front elevation, exposed wooden floorboards, opaque glazed windows through to the entrance hall.

FIRST FLOOR

LANDING: 10' 10'' x 7' 3'' overall inclusive of stairwell (3.30m x 2.21m)
doors open to all rooms, 2 Velux double glazed skylights.

BEDROOM 1: 13' 10'' x 12' 8'' into chimney recess (4.21m x 3.86m)
large multi-paned sash window to the rear elevation, radiator, tiled fireplace and door to walk in wardrobe.

BEDROOM 2: (front) 13' 3'' x 12' 8'' into chimney recess (4.04m x 3.86m)
large multi-paned sash window to the front elevation, ceiling corning, plate racks, radiator and door to walk in wardrobe.

BEDROOM 3: 13' 7'' x 9' 11'' into chimney recess (4.14m x 3.02m)
multi-paned sash window to the front elevation, large tiled fireplace with wooden surround and mantle, radiator, ceiling cornicing.

BATHROOM: 13' 9'' x 10' 1'' into chimney recess (4.19m x 3.07m)
charming large bathroom with large multi-paned sash window to the rear elevation, exposed wide floorboards, radiator, fitted Airing Cupboard with lagged hot water tank, large antique hand basin with wrought iron support and a cast iron bath with vintage wooden surround, large shower cubicle with overhead shower and very attractive cast iron fireplace with wooden surround and mantle and slate hearth.

SEPARATE WC:
low level wc, casement window to the side elevation and storage cupboard previously used as a photographers dark room with Belfast sink.

OUTSIDE

FRONT GARDEN: approx 36' 0'' length x 22' 0'' wide (10.96m x 6.70m)
stone and brick boundary walls on all sides, 3 large trees providing a useful barrier to the hustle and bustle of Cotham Hill.

REAR GARDEN: approx 43' 0'' length x 22' 0'' wide(13.10m x 6.70m)
accessed either by the kitchen via wrought iron steps or via the utility room, enclosed garden with stone and brick walls to either side. You can’t believe you are in such a central Bristol location surrounded by other gardens. There is evidence of remains of an English cottage garden with flagstone patio, hedgerow and archway.

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 an annual rent charge of £10. This information should be checked by your legal adviser.

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.