GROUND FLOOR

APPROACH:
via wrought iron gates and along path to entrance porch with tiled floor, light and panelled front door.

ENTRANCE VESTIBULE:
large double glazed entrance door and opening into:

RECEPTION HALL: 15' 0'' x 12' 0'' overall inclusive of stairwell (4.57m x 3.65m)
large and impressive entrance hall with stairs rising to the first floor, doors leading off to sitting room, dining and kitchen/breakfast room, ceiling cornicing, picture rail, exposed wooden flooring, radiator, secondary glazed stained glass casement window to the side elevation, understairs storage cupboard.

DOWNSTAIRS WC:
with double glazed window to the front elevation, wall mounted wash hand basin, low level wc, radiator.

SITTING ROOM: 18' 6'' into bay x 15' 10'' into chimney recess (5.63m x 4.82m)
high ceilings, ceiling cornicing, picture rail, double glazed bay window to the front elevation, cast iron fireplace with wooden surround and mantle and granite hearth.

KITCHEN/BREAKFAST ROOM: 16' 8'' into chimney recess x 19' 4'' into bay (5.08m x 5.89m)
high ceilings, ceiling cornicing, picture rail, range of wall and base units incorporating working surfaces, double sink unit and draining board, tiled splashbacks, space and plumbing for dishwasher, large gas powered Aga with 2 electric hob and continuation of exposed wooden flooring.

FAMILY ROOM: 16' 4'' x 11' 3'' into chimney recess and behind fitted cupboards (4.97m x 3.43m)
secondary glazed casement windows to the rear elevation overlooking the rear garden, original fitted cupboards and storage either side of the chimney breasts, continuation of exposed wooden flooring, radiator and door to:

UTILITY: 9' 4'' x 12' 8'' (2.84m x 3.86m)
double glazed windows and doors to side elevation opening out onto the garden, wooden working surfaces and shelved storage, Belfast sink and mixer tap, space and plumbing for washing machine and tumble dryer and door opening into:

STUDY: 7' 10'' x 6' 11'' (2.39m x 2.11m)
double glazed windows to side and rear elevations, radiator.

FIRST FLOOR

LANDING:
doors leading off to all rooms and stairs rising to the top floor.

BEDROOM 1: (front) 19' 1'' into bay x 15' 10'' into chimney recess (5.81m x 4.82m)
large double glazed window to the front elevation, picture rail, exposed wooden flooring and radiator.

BEDROOM 2: (rear) 15' 6'' into bay x 12' 8'' into chimney recess (4.72m x 3.86m)
bay window to the rear elevation with secondary glazing, picture rail, radiator, painted wooden flooring, fitted wardrobes.

BEDROOM 3: (front) 12' 1'' x 15' 0'' (3.68m x 4.57m)
double glazed window to the front elevation, picture rail, painted wooden flooring, radiator, wash hand basin with vanity unit storage.

BEDROOM 4: (rear) 16' 5'' x 9' 2'' (5.00m x 2.79m)
double glazed windows to the rear elevation, fitted wardrobes either side of the chimney breasts, radiator, picture rail.

BATHROOM/WC:
white bathroom suite comprising low level wc, bath with shower over and shower screen, wash hand basin with mixer tap set into unit with mirror over with inset spotlights, tiled walls and floor, chrome effect heated towel rail, window.

SECOND FLOOR

LANDING:
inward doors opening out onto bedroom 5 and bedroom 6 and shower room.

BEDROOM 5: 15' 9'' x 11' 0'' measured to a ceiling height of 2'10"(4.80m x 3.35m0.86m)
Velux double glazed skylight, radiator, eaves storage.

BEDROOM 6: (rear) 15' 9'' into chimney recess x 10' 11''measured to a ceiling height of 2'10" (4.80m x 3.32m)
2 Velux double glazed skylights to the rear elevation, eaves storage, radiator.

SHOWER ROOM/WC: 12' 6'' x 3' 11'' (3.81m x 1.19m)
Velux skylight to the rear elevation, shower cubicle, pedestal wash hand basin, low level wc, heated towel rail, tiled walls and floor, recessed spotlights and extractor fan.

OUTSIDE

REAR GARDEN: approx 60' 0'' x 32' 0'' (18.27m x 9.75m)
a generous rear garden with raised beds, lawn and shrub and tree borders, Cherry tree, patio and seating area towards the rear of the garden to catch the afternoon and evening sunshine. Access to the garage. The garden benefits from a pleasant open aspect.

OFF STREET PARKING:
the parking is accessed to the rear of the property via Cairns Road and there is space for at least one vehicle and leads to:

GARAGE: 18' 3'' x 8' 7'' (5.56m x 2.61m)
light and power sockets, mezzanine storage area (11’11” x 7’11”) (3.63 x 2.42m).

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.