GROUND FLOOR

APPROACH:
from the pavement, stone flagged pathway ascending to an open-fronted porch. Double opening wooden doors with leaded light, oval window inserts, and fan light opening to:-

ENTRANCE VESTIBULE:
moulded skirtings, coat hooks. Multi-paned double doors with side panels and over lights, opening to:-

RECEPTION HALL:  12' 8'' x 5' 11'' (3.86m x 1.80m)
a most welcoming and spacious introduction, having wooden flooring, moulded skirting boards, coved ceiling, radiator, ceiling light point, double opening main switch board control cupboard, two useful storage cupboards. Panelled doors with moulded architraves opening to bedroom 1 and sitting room. Wide walk way through to:

DINING AREA:  13' 11'' x 3' 11'' (4.24m x 1.19m)
double-glazed double doors with side panels and over lights, enjoying a south westerly orientation and opening externally to the rear garden. Wooden flooring, moulded skirtings, Victorian-style radiator, three ceiling light points, two wall light points. Door to Utility room. Wide wall opening through to:-

KITCHEN/BREAKFAST ROOM:  13' 6'' x 9' 4'' (4.11m x 2.84m)
comprehensively fitted with an array of sleek gloss base and eye level units combining drawers and cabinets. Composite stone roll top surface with glass splash back, undermount 1½ bowl sink with swan neck mixer tap over. Integral appliances including electric oven, combination microwave/oven, dishwasher, induction hob with extractor and tall fridge/freezer. Windows with overlights to rear elevation, moulded skirtings, vertical Victorian-style radiator, ceiling light point, inset ceiling downlights. Wide wall opening through to:-

SITTING ROOM:  16' 7'' x 11' 9'' (5.05m x 3.58m)
box bay window to front elevation comprising six windows with over lights, central chimney breast with multi-fuel burning stove set upon a slate hearth, recesses to either side of chimney breast, solid oak flooring, moulded skirtings, simple moulded cornicing, two Victorian-style radiators, ceiling light point. Door returning to the reception hall.

UTILITY ROOM:  8' 4'' x 6' 2'' (2.54m x 1.88m)
opaque glazed windows to side and rear elevations, granite-effect work top surface with space and plumbing for washing machine and tumble dryer plus cupboard, stainless steel centre sink tidy with draining board to side an mixer tap over, wall mounted Vaillant gas fired combination boiler, radiator, coved ceiling, ceiling light point, useful floor to ceiling cupboards.

BEDROOM 1:  13' 6'' x 11' 0'' (4.11m x 3.35m)
box bay window to front elevation comprising 6 windows with over lights, wooden flooring, complementary shelf, radiator, coved ceiling, ceiling light point. Door to:-

En-suite shower room:
wet room style shower with wall mounted shower unit and hand held shower attachment, low level flush wc with concealed cistern, wall mounted wash handbasin with mixer tap, heated towel rail/radiator, tiled flooring, opaque glazed window to side elevation, inset ceiling downlights, extractor fan, double opening cupboard with shelving.

FIRST FLOOR

PART GALLERIED LANDING:  14' 0'' x 9' 11'' (4.26m x 3.02m)
generous sized galleried landing with space for computer workstation, large Velux window to the front elevation, eaves storage cupboard, four ceiling light points, loft access, storage cupboard. Doors to:-

BEDROOM 2:  15' 11'' x 7' 10'' (4.85m x 2.39m)
part sloping ceiling with Velux window, wood effect flooring, radiator, two ceiling light points.

BEDROOM 3:  16' 0'' x 8' 11'' (4.87m x 2.72m)
part sloping ceiling with two Velux windows, radiator, two ceiling light points.

FAMILY BATHROOM/WC:  10' 6'' x 6' 4'' (3.20m x 1.93m)
sloping ceiling with part restricted head height and Velux window. Panelled bath with built-in shower unit and handheld shower attachment, low level dual flush wc with concealed cistern, wall mounted wash handbasin with mixer tap, heated towel rail/radiator, wall mounted mirror with complementary shelf and wall light point, tiled effect flooring, extractor fan.

OUTSIDE

FRONT GARDEN:
a wide stone paved pathway ascends from the pavement to a terrace immediately in front of the open-fronted porch with space for garden furniture and potted plants. Well stocked borders featuring an established Magnolia, Palm tree, New Zealand Flax and Heavenly Bamboo to name a few. Wooden gate with side access leading to the:-

REAR GARDEN:  40' 0'' x 30' 0'' (12.18m x 9.14m)
enjoying a sunny south-westerly orientation so ideal for all day sun. Divided into terraces which offer generous space for garden furniture, potted plants and BBQ equipment. Further enhanced by deep shrub borders that feature an array of flowering plants and mature shrubs. Enclosed on all three sides by timber fencing. The neighbouring property has added a substantial extension at first floor level so there is precedent to do likewise, first obtaining the necessary planning and building consents.

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.

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.