GROUND FLOOR

APPROACH:
the driveway and path lead to the front door with two steps up and storm porch above. Entrance door opening into:-

ENTRANCE HALLWAY: 14' 11'' x 10' 6'' (4.54m x 3.20m)
a very generous entrance hallway with stairs rising to first floor. Doors lead off to kitchen/breakfast room, dining room and sitting room. Understairs wc. Two radiators, large double glazed window on the half landing providing lots of natural light.

SITTING ROOM: 17' 1'' x 12' 11'' (5.20m x 3.93m)
double glazed bay window to front elevation overlooking the front garden, picture rail, fitted cupboards to either side of the chimney breast, radiator.

DINING ROOM: 14' 1'' x 12' 11'' (4.29m x 3.93m)
double glazed windows and doors to the rear elevation opening out onto the rear garden, radiator.

KITCHEN/BREAKFAST ROOM: 14' 6'' x 10' 6'' (4.42m x 3.20m)
two double glazed windows to the side elevation, fitted with a range of wall and base units incorporating 1 ½ bowl stainless steel sink unit and mixer tap, 4 ring gas hob with filter hood above, space and plumbing for automatic washing machine and dishwasher, waist level double oven and grill. Radiator, door to:-

REAR LOBBY:
with storage, double glazed door leading out onto the rear garden.

FIRST FLOOR

LANDING:
doors leading off to all four bedrooms and the bathroom, access to roof storage area.

BEDROOM 1: 17' 0'' x 13' 0'' (5.18m x 3.96m)
double glazed bay window to the front elevation, radiator, fitted wardrobes to either side of the chimney breast.

BEDROOM 2: 14' 0'' x 12' 11'' (4.26m x 3.93m)
double glazed window to the rear elevation with pleasant view of the rear garden and rooftop views of Redland beyond, fitted cupboard to right hand side of the chimney breast, range of fitted wardrobes with hanging rails and storage space above, radiator.

BEDROOM 3: 10' 6'' x 9' 5'' (3.20m x 2.87m)
double glazed window to rear with pleasant view of the rear garden and beyond, radiator, Airing Cupboard housing the hot water tank.

BEDROOM 4: 10' 6'' x 7' 5'' (3.20m x 2.26m)
double glazed window to front, radiator.

BATHROOM/WC: 8' 0'' x 7' 0'' (2.44m x 2.13m)
large double glazed window to the side elevation. White suite comprising low level wc, pedestal wash hand basin, bidet and wood panelled bath with electric shower over, radiator, partially tiled walls, extractor fan.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN: 32' 0'' x 21' 0'' (9.75m x 6.40m)
driveway off street parking for one car in front of the garage. The remainder of the garden is partially laid to lawn with very well stocked borders with a variety of shrubs and flowering plants.

GARAGE: 17' 11'' x 8' 0'' (5.46m x 2.44m)
with up and over door and partially glazed door to the rear.

REAR GARDEN: 52' 0'' x 32' 0'' (15.84m x 9.75m)
laid primarily as lawn with generous borders containing a variety of flowers and shrubs. Boiler Room accessed to the rear, timber shed.

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: 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.