APPROACH:
access via two partially glazed white doors opening into:-

ENTRANCE HALLWAY: (23' 1'' x 7' 9'' overall inclusive of staircase) (7.03m x 2.36m)
large entrance hall with high ceiling, deep ceiling coving, picture rail. Stairs rising to the first floor. Radiator. Doors opening to kitchen, dining room and sitting room. Meter cupboard housing fuse box and electricity meter. Two partially obscured wooden sash windows to the side elevation which illuminate both the entrance hall and stairwell. Door to:-

Cloakroom/WC:
low level wc, wall mounted wash hand basin, opaque glazed window to the side elevation, recessed spotlights, underfloor heating.

SITTING ROOM: (18' 0'' x 13' 5'' into chimney recess) (5.48m x 4.09m)
a very ornate sitting room with high ceilings, deep ceiling coving, picture rail. Attractive period painted wooden fireplace with slate hearth, coal effect gas fire and tiled lapels. Radiator, range of wooden double glazed sash windows to the front elevation, two wall lights.

DINING ROOM: (17' 4'' x 11' 11'' into chimney recess) (5.28m x 3.63m)
a characterful room with high ceilings, deep ceiling coving, picture rail. Cast iron fireplace with coal effect gas fire, slate hearth and period tiled lapels. Range of fenestration to the rear elevation comprising two wooden double glazed sash windows and wooden double glazed French doors opening out onto the rear garden, complete with double glazed overlights.

KITCHEN: (12' 11'' x 9' 3'' max) (3.93m x 2.82m)
wooden double glazed sash window to the rear and side elevations. Range of wall mounted units and base fitted units with working surfaces over, inset 1 ½ bowl stainless steel sink unit with mixer tap, 5 ring electric induction hob and range oven 'Richmond' by Stoves with filter hood above. Integrated units include fridge, dishwasher and Neff microwave. Fitted dresser style storage to one side of the chimney breast with drawers, storage and fitted shelving, with tongue and groove backing. Fitted shelf storage in the fireplace, radiator, recessed spotlights.

BREAKFAST ROOM: (9' 9'' x 8' 11'') (2.97m x 2.72m)
wooden double glazed windows and doors to the side elevation, timber door leading to the front of the property. Radiator, door to:-

UTILITY ROOM: (8' 11'' x 5' 0'') (2.72m x 1.52m)
wall mounted gas boiler with pressurised tank. Range of basic wall and base units incorporating working surfaces with inset stainless steel sink unit and draining board. Space for tumble dryer, automatic washing machine and tall fridge/freezer.

FIRST FLOOR

LANDING:
doors lead off to bedrooms 1,2 & 3 and bathroom, radiator. Stairs continue to rise to the top floor.

BEDROOM 1: (front) (15' 9'' x 13' 8'' into chimney recess) (4.80m x 4.16m)
a charming room with ceiling coving, picture rail, three large wooden double glazed sash windows to the front elevation accessing the Balcony with renovated and re-fitted wooden balustrade.

BEDROOM 2: (17' 4'' x 12' 2'' into chimney recess) (5.28m x 3.71m)
two large wooden double glazed sash windows to the rear elevation overlooking the rear garden. Art Nouveau style cast iron fireplace with tiled lapels. Picture rail, radiator. Sink and vanity unit, fitted shelving, fitted wardrobes.

BEDROOM 3: (rear) (13' 0'' x 9' 3'') (3.96m x 2.82m)
currently used as a study with two large wooden double glazed sash windows to the rear elevation, radiator, Art Nouveau cast iron fireplace, fitted cupboard housing the hot water tank.

BATHROOM/WC: (10' 7'' x 7' 8'') (3.22m x 2.34m)
white suite comprising pedestal wash hand basin, large bath, large corner shower cubicle, partially tiled walls, low level wc, extractor fan, radiator. Double glazed partially obscured sash window to the front elevation.

TOP (SECOND) FLOOR

LANDING:
three sash windows to the side elevation brining in lots of light to the landing. Doors lead off to bedrooms 4 & 5 and shower room. Door to Loft Storage Space.

BEDROOM 4: (15' 8'' into window recess x 13' 8'' into chimney recess) (4.77m x 4.16m)
two sash windows to the front elevation, cast iron period fireplace, radiator.

BEDROOM 5: (14' 2'' into window recess x 9' 2'' into chimney recess) (4.31m x 2.79m)
sash window to the rear elevation, period cast iron fireplace, radiator.

SHOWER ROOM/WC: (7' 2'' x 7' 1'' max measurements) (2.18m x 2.16m)
low level wc, wash hand basin with cupboard fitted below, shower cubicle with electric fed shower, recessed spotlights, extractor fan, radiator, further loft storage.

OUTSIDE

FRONT GARDEN: (approx. 23' 0'' wide x 17' 0'' deep) (7.01m x 5.18m)
incorporating driveway parking space, paved frontage with low boundary wall.

REAR GARDEN: (approx. 52' 0'' deep x 24' 0'' wide) (15.84m x 7.31m)
raised patio immediately outside the dining room and breakfast room doors, well screened with a number of climbing plants, a couple of steps then lead down to the lawn with resin pathways, well stocked borders containing a variety of shrubs, trees and flowers. Pedestrian access to the rear if required. Garden Shed: (approx. 7'6 x 7'1) (2.29m x 2/16m). Outside tap, outside plug socket, power to water features. Awning in place due to the westerly aspect in the height of the summer it can get very warm and hence some shade is required.

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 £10 p.a. This information should be checked with 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.