GROUND FLOOR

APPROACH:
from the pavement, there is a tarmacadam driveway with steps ascending to the front entrance. Obscure glazed door with side panel, opening to:-

RECEPTION HALL: (17' 0'' x 5' 9'') (5.18m x 1.75m)
a most welcoming and spacious entrance, having an open-tread staircase ascending to the first floor, radiator, ceiling light point. Doors opening to:-

SITTING/DINING ROOM: (20' 4'' x 12' 11'') (6.19m x 3.93m)
a dual aspect principal reception room having window to the front elevation with views across the city plus sliding door and side panel overlooking and opening externally to the side garden. Stone chimney breast with wall mounted contemporary style gas fireplace. Fitted bookshelving, two radiators and two ceiling light points.

KITCHEN/BREAKFAST ROOM: (14' 11'' x 8' 9'') (4.54m x 2.66m)
comprehensively fitted with an array of base and eye level units combining drawers, cabinets and shelving. Roll edged worktop surfaces with splashback tiling and pelmet lighting. Circular sink with circular draining board to side and mixer tap. Integral appliances including 4 ring gas hob, electric oven and grill. Wall to wall window to the front elevation enjoying exceptional views across the city. Additional raised height obscure glazed window to the side elevation, illuminate strip light, ceiling light point. Wall mounted Vaillant gas fired combination boiler. Casement door opening to:-

UTILITY ROOM: (8' 11'' x 5' 7'') (2.72m x 1.70m)
raised height obscure glazed window to the side elevation, granite effect worktop surfaces with splashback tiling, base and eye level cabinets and drawer, space and plumbing for washing machine, space for tall fridge/freezer, radiator, ceiling light point.

CLOAKROOM/WC:
low level flush wc, wall mounted wash hand basin with hot and cold water taps and splashback tiling, ceiling light point, extractor fan.

FIRST FLOOR

PART GALLERIED LANDING: (10' 6'' x 9' 7'') (3.20m x 2.92m)
part multi-paned door with obscure glazed window to side opening externally to the rear elevation, storage cupboard with slatted shelving, ceiling light point, loft access. Doors to:-

BEDROOM 1: (14' 5'' x 9' 0'') (4.39m x 2.74m)
wall to wall window to the front elevation with elevated views of the city, radiator, ceiling light point.

BEDROOM 2: (13' 0'' x 11' 9'') (3.96m x 3.58m)
wide window to the front elevation with elevated views across the city, generous built-in wardrobes offering ample hanging rail and shelving space, radiator, ceiling light point.

BEDROOM 3: (9' 3'' x 9' 1'') (2.82m x 2.77m)
window to the side elevation, radiator, ceiling light point.

BEDROOM 4: (10' 6'' x 5' 10'') (3.20m x 1.78m)
window to the front elevation with views, radiator, ceiling light point, built-in wardrobe with shelving.

FAMILY BATHROOM/WC: (8' 11'' x 6' 6'') (2.72m x 1.98m)
panelled bath with mixer tap and handheld shower attachment, low level flush wc, wall mounted wash hand basin with hot and water taps, fully tiled walls, radiator, obscure glazed window to the rear elevation, ceiling light point, extractor fan.

OUTSIDE

FRONT GARDEN: (55' 0'' x 9' 2'' including tarmac driveway) (16.75m x 2.79m)
elevated from the road and enjoying a good amount of privacy with an assortment of mature shrubs. Divided into a patio area and section of lawn.

SIDE GARDEN: (21' 6'' x 18' 3'') (6.55m x 5.56m)
a delightful hidden enclave enjoying complete privacy with sheltered patio area that offers ample space for garden furniture, potted plants and barbecuing etc. Internal access via sliding door to the sitting/dining room. Raised shrub borders. Steps up to:-

REAR GARDEN: (22' 11'' x 7' 8'') (6.98m x 2.34m)
designed for ease of maintenance with established vibrant flowering buddleia. A pathway then runs along the back of the house with garden shed and access to:-

ROOF TERRACE: (28' 3'' x 9' 5'') (8.60m x 2.87m)
again enjoying complete privacy with ample space for garden furniture from which to sit out and enjoy the south-easterly facing views across the city with balustrade along the front elevation.

SINGLE GARAGE: (21' 2'' x 8' 9'') (6.45m x 2.66m)
metal up and over door with light, power and water connected. Mains switchboard control.

OFF STREET PARKING: (10' 0'' x 8' 8'') (3.05m x 2.64m)
space for a small car with access to the single garage, wrought iron double opening gates.

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. We understand that there is a perpetual yearly rent charge of £2.3s.4d p.a. This information should be checked by your legal adviser.

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

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.