GROUND FLOOR

APPROACH:
via timber door to the front elevation with stained and leaded windows to either side and glazed overlights.

ENTRANCE HALLWAY: 18' 0'' x 7' 6'' (5.48m x 2.28m)
doors leading to all ground floor rooms, stairs rising to the first floor, ceiling cornice, meter cupboard, radiator, stripped flooring. Door leading to storage garage.

SITTING ROOM: 16' 2'' x 15' 7'' (4.92m x 4.75m)
double glazed bay window to the front with leaded overlights and wooden shutters, fireplace surround with cast iron insert and granite hearth with inset gas coal effect fire, wall light points, radiator

KITCHEN/DINING ROOM: 32' 6'' x 14' 9'' (9.90m x 4.49m)
measured and described separately as follows:-

Kitchen: 19' 0'' x 11' 0'' (5.79m x 3.35m)
shaker style kitchen with a range of wall and base units, granite finish working surfaces and inset Franke 1 ½ bowl stainless steel sink unit with mixer tap, space for range cooker, built-in AEG microwave, integrated fridge/freezer and dishwasher, tiled splashback, double glazed window to the rear overlooking the garden, ceramic tiled floor, ceiling downlighters, half glazed door leading to the utility room.

Dining Room: 17' 9'' x 12' 6'' (5.41m x 3.81m)
limestone fireplace with open hearth and granite hearth, two contemporary style upright radiators, stripped floor, double glazed French doors leading to and overlooking the rear garden

UTILITY ROOM: 8' 3'' x 5' 1'' (2.51m x 1.55m)
fitted with shaker style unit to match the kitchen with wall and base unit, granite finish working surface, space and plumbing for washing machine and tumble dryer, wall mounted gas central heating boiler, burglar alarm control panel, window to the rear, double glazed door leading to the rear garden, ceramic tiled floor, access to cloakroom.

CLOAKROOM/WC:
low level wc with matching corner wash hand basin, window to the rear, ceramic tiled floor.

STUDY: 7' 9'' x 6' 10'' (2.36m x 2.08m)
double glazed window to the side, radiator.

FIRST FLOOR

LANDING:
access to all first floor rooms, double glazed window to the side, radiator, access via ladder to fully boarded loft space with light

BEDROOM 1: 16' 2'' x 14' 9'' (4.92m x 4.49m)
double glazed window to the rear elevation, range of floor to ceiling fitted wardrobes with shelves and hanging space, radiator. Door leading to:-

En-Suite Shower Room/wc:
comprising shower cubicle, low level wc and matching pedestal wash hand basin, fully tiled, ceiling cornice, extractor fan.

BEDROOM 2: 16' 7'' x 13' 0'' (5.05m x 3.96m)
double glazed bay window to the front elevation with leaded overlights, range of floor to ceiling fitted wardrobes in both the alcoves with shelving and hanging rail, radiator.

BEDROOM 3: 12' 0'' x 11' 9'' (3.65m x 3.58m)
double glazed window to the rear elevation, floor to ceiling fitted wardrobe with shelving and fitted rail and radiator.

BEDROOM 4: 10' 11'' x 10' 1'' (3.32m x 3.07m)
double glazed window to the rear elevation, radiator.

BEDROOM 5: 10' 1'' x 9' 6'' (3.07m x 2.89m)
double glazed window to front elevation with wooden shutters and leaded overlights, radiator.

BATHROOM/WC: 11' 0'' x 8' 0'' (3.35m x 2.44m)
suite comprising panelled bath, pedestal wash hand basin, low level wc and shower cubicle, heated towel rail, ceramic tiled floor, part tiled walls, double glazed window to the front with original leaded lights, double glazed window to side, extractor fan, ceiling downlighters and underfloor heating.

OUTSIDE

FRONT GARDEN:
interlocking brick paved drive and front courtyard with an inset flower border.

REAR GARDEN:
mainly laid to lawn and well stocked with mature trees, flowers and shrubs, ornamental pond, large terrace with outside lighting enclosed by fencing, interlocking brick paved pathway to the side elevation with gate to the front, larch lap fencing to side.

STORAGE GARAGE: 9' 4'' x 8' 2'' (2.84m x 2.49m)
entered via double doors to the front, personal door to the side, door leading to the hall. Equipped with both power and light

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 such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold with an annual ground rent of £12.0s.0d. 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.