GROUND FLOOR

APPROACH:
from the pavement, up to shallow terracotta tiled step with shallow storm porch, through wooden panelled door, into:-

ENTRANCE HALLWAY:
integrated foot mat immediately on entrance opens to parquet flooring which continues through. Radiator, dado rail, head height meter cupboard housing electric and gas consumer units, door leading through to:-

SITTING ROOM:  12' 0'' x 11' 1'' (3.65m x 3.38m)
parquet flooring continues, wood framed double glazed sash window to front elevation with wooden panelling below, radiator, picture rail, marble fireplace surround with central electric fire.

DINING ROOM:  11' 9'' x 10' 10'' (3.58m x 3.30m)
natural dining immediately off from kitchen but currently used as a snug/reading room. Wood effect laminate flooring, radiator, understairs storage cupboard, wide wall opening through to:-

KITCHEN/BREAKFAST ROOM:  12' 7'' x 11' 1'' (3.83m x 3.38m)
upvc double glazed window and door to rear elevation overlooking the rear garden, tiled flooring. Initial section of the room serves as passageway through to garden with roll edged work surface along the wall with radiator below serving as breakfast bar and naturally lit by skylight. Opens to main section of kitchen with roll edged working surfaces and splashback tiling, eye and floor level kitchen units. Spaces for oven, washing machine, dishwasher and tall freestanding fridge/freezer. Integrated Hotpoint extractor hood and fixed towel rail.

FIRST FLOOR

LANDING:
turning staircase from ground floor leads to rectangular landing with small loft access point and airing cupboard over the staircase. Dado rail. Doors leading off to bedroom 1, bedroom 2 and family bathroom.

BEDROOM 1:  14' 6'' x 12' 1'' (4.42m x 3.68m)
wood framed double glazed sash window to front elevation with wooden sill and radiator on opposing wall.

BEDROOM 2:  10' 10'' x 8' 10'' (3.30m x 2.69m)
upvc double glazed window to rear elevation looking towards garden with radiator below and further small loft access point.

BATHROOM/WC:
upvc double glazed window overlooking rear garden, partially tiled enclosure around acrylic bath with mixer tap and shower hose attachment, wc with concealed cistern and cupboards to one side, hand basin with mixer tap set into vanity unit with fixed wall mirror above. Further cupboards with Vaillant ecoTEC plus 832 gas fired boiler with mains fed heated towel rail on opposing wall, tile effect vinyl flooring and extractor fan. Further large loft access hatch opens to small roof void.

OUTSIDE

REAR GARDEN:  16' 5'' x 12' 5'' (5.00m x 3.78m)
(measurements excluding garden office) rectangular south facing rear garden fully enclosed by wall and timber panel fencing with garden office to rear. Currently arranged as a low maintenance planted garden with a mixture of small shrubs and wild flowers. There is a pleasant seating area closest to the property with outside lighting, washing line and patio floor, with a stone chipped pathway weaving up to the garden office.

GARDEN OFFICE:  9' 1'' x 9' 1'' (2.77m x 2.77m)
a wooden clad, insulated garden office with power, lighting and double glazed sliding doors with view over garden and house. Wood effect laminate flooring, metal enclosed consumer unit.

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.

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

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.