GROUND FLOOR

APPROACH:
via the pavement, a pathway leads alongside the front courtyard to a pillared open-fronted porch with tessellated tiled flooring, ornate moulded cornicing and external ceiling light point. Solid wood panelled front door with side panel and stained glass fanlights opening to:-

RECEPTION HALL:
painted exposed wooden floorboards, tall moulded skirtings, radiator, ceiling light point. Staircase ascending to the first floor with handrail and ornately carved spindles. Part obscure glazed wood panelled bi-folding doors opening to the kitchen/breakfast room. Stripped pine four panelled door with moulded architraves and brass door furniture, opening to:-

SITTING ROOM: 17' 1'' x 14' 5'' (5.20m x 4.39m)
a gracious principal reception room, having virtually full width bay window to front elevation comprising five multi-paned windows with multi-paned overlights. Central period fireplace with coal effect gas fire, granite hearth and ornately carved mantlepiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, two radiators, ornate ceiling rose with light point.

KITCHEN/BREAKFAST ROOM: 26' 6'' x 7' 10'' (8.07m x 2.39m)
a shaker style kitchen comprising base level cabinets and drawers, double opening pantry cupboard with shelving and drawers, solid wooden roll-edged worktop surfaces with matching upstands, undermount double Belfast style sink with swan neck mixer tap, tiled flooring, ample space for table and chairs, tall moulded skirtings, inset ceiling downlights, large Velux window. Stoves gas/electric range cooker, space for dishwasher and space for American style fridge/freezer. Double glazed casement door opening to the rear elevation. Stripped pine four-panelled door with moulded architraves, opening to the utility room/wc. Wide wall opening through to:-

FAMILY ROOM: 14' 7'' x 12' 5'' (4.44m x 3.78m)
part multi-paned wooden door overlooking and opening externally to the rear garden with windows to either side and overlights. Central chimney breast with inset wood burning stove set upon a slate hearth with wooden mantlepiece, recesses to either side of the chimney breast (one with fitted book shelving), exposed wooden floorboards, tall moulded skirtings, radiator, simple moulded cornicing, ornate ceiling rose with light point.

UTILITY ROOM/WC: 8' 2'' x 7' 1'' (2.49m x 2.16m)
base level cabinets, solid wooden worktop surface with matching upstand, stainless steel sink with swan neck mixer tap, space and plumbing for washing machine, space for tumble dryer, tiled flooring, tall moulded skirtings, window to rear elevation, ceiling light point, extractor fan. Low level dual flush wc, wall mounted Worcester Bosch gas fired combination boiler.

FIRST FLOOR

PART-GALLERIED LANDING:
part galleried over the stairwell, turning staircase ascending to the second floor with handrail and ornately carved spindles, tall moulded skirtings, ceiling light point. Stripped pine four-panelled doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 1: 17' 1'' x 12' 8'' (5.20m x 3.86m)
virtually full width bay window to front elevation comprising five multi-paned windows with multi-paned overlights. Central painted ornate cast iron fireplace with recesses to either side of the chimney breast, tall moulded skirtings, two radiators, picture rail, simple moulded cornicing, ceiling light point. Generous built in wardrobes with ample hanging rail and shelving space.

BEDROOM 2: 14' 7'' x 12' 8'' (4.44m x 3.86m)
tall sash window overlooking the rear garden, painted ornate cast iron fireplace, tall moulded skirtings, recesses to either side of the chimney breast, simple moulded cornicing, two radiators, ceiling light point.

BEDROOM 5: 8' 2'' x 6' 5'' (2.49m x 1.95m)
multi-paned sash window to the front elevation with multi-paned overlight, tall moulded skirtings, radiator, fitted book shelving, ceiling light point.

FAMILY BATH/ SHOWER ROOM: 8' 0'' x 7' 5'' (2.44m x 2.26m)
panelled bath with hot and cold water taps and splashback tiling. Walk in style shower cubicle with wall mounted shower unit, fully tiled surround and handheld shower attachment, low level flush wc. Pedestal wash hand basin with hot and cold water taps and splashback tiling. Wood effect flooring, two obscure glazed windows to rear elevation, vertical style radiator, tall moulded skirtings, inset ceiling down lights, two extractor fans.

SECOND FLOOR

PART-GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, tall moulded skirtings, Velux window allowing for natural light, ceiling light point, loft access. Large storage cupboard with wall light point.

BEDROOM 3: 15' 0'' x 11' 7'' (4.57m x 3.53m)
dormer style window to the rear elevation with additional Velux window having fitted blind, exposed beam, painted ornate cast iron fireplace with recesses to either side of the chimney breast, tall moulded skirtings, radiator, ceiling light point.

BEDROOM 4: 15' 9'' x 14' 9'' (4.80m x 4.49m)
having an attractive dormer window to the front elevation with canopied ceiling, two Velux windows also to front elevation with fitted blinds, painted ornate cast iron fireplace with recess to one side, tall moulded skirtings, exposed beam, radiator, ceiling light point.

BATHROOM/WC: 5' 9'' x 5' 8'' (1.75m x 1.73m)
panelled bath with hot and cold water taps and tiled splashback. Low level flush wc. Pedestal wash hand basin with hot and cold water taps and wall mounted mirror. Velux window to rear elevation, radiator, tall moulded skirtings, ceiling light point.

OUTSIDE

FRONT GARDEN:
having a dwarf brick wall behind which there is a level section featuring an established palm tree and a row of lavender to one side.

REAR GARDEN: 50' 0'' x 20' 0'' (15.23m x 6.09m)
immediately to the rear of the house and accessed by both the kitchen/breakfast room and family room, there is a limestone paved eating out area with generous space for table and chairs with a pergola with established grape vine providing an attractive canopy. L-shaped raised border with an array of flowering plants and mature shrubs. A shallow flight of steps ascends to a level section with artificial grass having pedestrian gate onto rear vehicular lane. Outside water tap and lighting.

GARDEN STUDIO/OFFICE: 13' 3'' x 7' 6'' (4.04m x 2.28m)
accessed via double glazed door with glazed side panels to either side. Having cork panelling for acoustic insulation, spotlight lighting on ladder, set up for air conditioning, wall mounted electric radiator. Attractive sedum roof and timber clad.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 a perpetual yearly rent charge of £6.10s.0d (which the sellers pay annually). This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E