GROUND FLOOR

APPROACH:
via stone pillars providing access into a forecourt parking area where there is off street parking available to the left hand side for no. 33. This space will provide ample parking for at least three cars. Next to the parking area there is a secure gate accessing the sunny level lawned gardens, where a pathway continues up the left hand side of the garden and beside the property where you will find the main entrance to the house.

ENTRANCE HALLWAY & BOOT ROOM: (10' 9'' x 5' 8'') (3.27m x 1.73m)
The initial vestibule and boot room area flows through into a bright and welcoming central entrance hallway which has a staircase rising up to the first floor living accommodation and, to the front, opens through to the large sociable kitchen/dining/living space, which in turn accesses the sunny gardens. Further doors lead off to a walk-in storage cupboard and utility room. The entrance hallway which has doors off to the 4 double bedrooms, family bathroom/shower/wc, separate cloakroom/wc and large understairs storage cupboard.

KITCHEN/DINING/LIVING SPACE: (24' 10'' x 16' 2'' max in kitchen area/12'0 min) (7.56m x 4.92m/3.66m)
a wonderful bright sociable kitchen/dining space with built-in kitchen comprising base and eye level matt grey units with white quartz worktop over and inset 1 ½ bowl sink and drainer unit. Integrated appliances including stainless steel eye level double oven, dishwasher and freestanding (included) Bosch fridge/freezer. Induction hob with extractor fan over. Tiled splashbacks, exposed painted floorboards, ample space for dining and seating furniture, period style radiators, incredible tall original windows and two timber framed glazed doors providing a seamless access out onto the sunny westerly facing garden, Nest wall mounted central heating controls.

BEDROOM 1: (19' 11'' max into recess x 12' 0'') (6.07m x 3.65m)
a double bedroom with inset spotlights, period windows with stone mullions to side overlooking the side courtyard garden, period radiator, door accessing:-

En-Suite Shower Room/WC: (7' 3'' x 5' 6'') (2.21m x 1.68m)
white suite comprising oversized walk-in shower enclosure with dual headed system fed shower and fixed glass screen, low level wc with concealed cistern, wall mounted wash basin with built-in drawers beneath and built-in mirror over, extractor fan, tiled floor with underfloor heating, heated towel rail.

BEDROOM 2: (12' 2'' max into wardrobe recess x 9' 0'') (3.71m x 2.74m)
a double bedroom with high ceilings with Velux skylight window, recess providing space for wardrobe, contemporary double glazed double doors to side accessing the side garden. Underfloor heating. Further door accessing:-

En-Suite Shower Room/WC: (8' 3'' x 5' 1'') (2.51m x 1.55m)
white suite comprising oversized walk-in shower enclosure with dual headed system fed shower, low level wc with concealed cistern, wash basin with built-in drawers beneath, Velux skylight window, part tiled walls, tiled floor, heated towel rail.

BEDROOM 3: (12' 0'' x 9' 0'') (3.65m x 2.74m)
a double bedroom with Velux skylight window, double glazed double doors to side accessing the side courtyard, recess with space for wardrobe, underfloor heating.

BEDROOM 4: (20' 6'' x 10' 2'') (6.24m x 3.10m)
an impressive double bedroom with staircase rising to:-

Mezzanine Home Office/Occasional Bedroom: (13' 1'' x 10' 2'') (3.98m x 3.10m)
a lovely workspace with Velux skylight windows providing plenty of natural, glazed floor panels provide further natural light down into bedroom 4.

FAMILY BATH/SHOWER ROOM/WC: (12' 0'' x 5' 5'') (3.65m x 1.65m)
contemporary white suite comprising freestanding double ended bath with floorstanding mixer taps and shower attachment, oversized walk-in shower with dual headed system fed shower, low level wc, wash hand basin with built-in drawers beneath, Velux skylight window, extractor fan, inset spotlights.

CLOAKROOM/WC:
low level wc with concealed cistern, stone tiled splashback with built-in shelf/mirror over, wall mounted wash basin, heated towel rail, exposed painted floorboards, extractor fan, inset spotlights.

UNDERSTAIRS STORAGE & FURTHER RECESSED STORAGE CUPBOARD:
off the hallway there are valuable recessed storage spaces.

FIRST FLOOR

GALLERIED SITTING ROOM: (24' 10'' max x 15' 6'') (7.56m x 4.72m)
the staircase rises into a spectacular galleried sitting room with frameless glass balustrade looking down through the kitchen/dining space and the original period windows to the garden. Wonderful exposed roof truss beams, a central wood burning stove and three large Velux skylight windows flooding the living space with natural light. A door leads off the living room to:-

RECEPTION 2/FAMILY ROOM: (24' 10'' x 19' 11'') (7.56m x 6.07m)
a large versatile reception room with period windows to side offering an open outlook over neighbouring gardens, two further Velux skylight windows, feature exposed roof beams, structural glass floor panel looking into the entrance hallway, corner recessed storage cupboard.

OUTSIDE

OFF STREET PARKING:
there is a gravelled forecourt in front of the gardens providing off road parking for at least three cars with gated access into the garden.

GARDENS: (55' 0'' x 38' 0'') (16.75m x 11.57m)
a generous lawned garden with a westerly orientation providing plenty of afternoon and early evening summer sunshine. The garden is mainly laid to lawn with fenced boundaries and several trees. There is a generous paved seating area closest to the property, perfect for outdoor seating and entertaining and the garden wraps around the side of the house where there are well stocked flower borders and a pathway continuing to the main entrance to the property. Gated access to a further private side courtyard garden (approx. 40ft x 10ft) (12.19m x 3.05m) which provides a further peaceful seating area, attractive stone boundary walls, well stocked flower borders and space for garden and bicycle sheds.

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 with your legal adviser.

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

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.