GROUND FLOOR

APPROACH:
path and driveway lead to the front entrance.

ENTRANCE VESTIBULE: (18' 5'' x 3' 3'') (5.61m x 0.99m)
double glazed door to the rear elevation accessing the garden, four Velux double glazed skylights, internal stained glass window. Doorway with stained glass overlights opening to:-

ENTRANCE HALLWAY:
generous entrance hall with doors leading off to sitting room, reception 2 and study. Steps leading down to the large open-plan kitchen/dining room. Stairs rise to the upper floors. Ceiling cornicing, radiator.

SITTING ROOM: (15' 11'' into bay x 15' 9'' into chimney recess) (4.85m x 4.80m)
a lovely sitting room overlooking St Andrews Park with high ceilings, ceiling cornicing and ceiling rose, picture rail. Tiled fireplace with marble surround and mantle with tiled hearth. Large bay window to the front elevation comprising four double glazed windows. Radiator.

FAMILY ROOM: (rear) (15' 9'' into bay x 13' 10'' into chimney recess) (4.80m x 4.21m)
a generous reception room overlooking the rear garden with high ceilings, ceiling cornicing, picture rail, original fireplace, radiator.

STUDY: (front) (6' 9'' x 5' 10'') (2.06m x 1.78m)

KITCHEN/DINING ROOM: (overall measurement 29' 6'' x 8' 11'') (8.98m x 2.72m)
described separately as follows:-

Kitchen:
fitted with a range of wall and base units with stainless steel working surfaces and 1 ½ bowl sink unit with tiled splashbacks, space for large range cooker, space for American style fridge/freezer, integrated dishwasher, tiled floor, door to cellars.

Dining Area:
continuation of tiled floor, radiator, range of double glazed doors and windows to the side elevation opening out onto the garden, two large double glazed Velux skylights bringing in an abundance of natural light. Door to:-

UTILITY CUPBOARD:
with space and plumbing for automatic washing machine and tumble dryer.

DOWNSTAIRS SHOWER/WC:
low level wc, pedestal wash hand basin, shower cubicle with mains fed shower, tiled floor, partially tiled walls, two opaque double glazed windows to the rear and side elevations.

FIRST FLOOR

LANDING:
doors lead off to bedrooms 1, 2 & 3 and family bathroom. Stairs rise up to bedroom 5 and descend to bedroom 4.

BEDROOM 1: (front) (16' 0'' into bay x 13' 1'' into chimney recess) (4.87m x 3.98m)
bay window to the front elevation comprising four double glazed windows with an outstanding view over St Andrews Park. Original fireplace, ceiling cornicing, picture rail, radiator.

BEDROOM 2: (rear) (15' 9'' into bay x 14' 3'' into chimney recess) (4.80m x 4.34m)
double glazed bay window to the rear elevation with a pleasant view over surrounding gardens, picture rail, original cast iron fireplace.

BEDROOM 3: (front) (11' 7'' x 10' 2'' into chimney recess) (3.53m x 3.10m)
double glazed window to front elevation overlooking St Andrews Park, original cast iron fireplace, radiator.

BEDROOM 4: (lower mezzanine) (13' 1'' x 9' 2'' into chimney recess) (3.98m x 2.79m)
double glazed window to rear elevation, picture rail, original cast iron fireplace with tiled lapels, picture rail.

BEDROOM 5: (upper mezzanine) (13' 1'' x 9' 1'' into chimney recess) (3.98m x 2.77m)
double glazed window to rear elevation, original cast iron fireplace, radiator, access to roof storage.

BATHROOM/WC: (6' 11'' x 6' 10'') (2.11m x 2.08m)
opaque sash window to the side elevation, modern white suite with low level wc, wall mounted wash hand basin, panelled bath with overhead shower, partially tiled walls, extractor fan, radiator.

LOWER GROUND FLOOR

CELLAR ROOMS:
with an approximate 5'2/1.57m head height. A really useful storage space with has access through to the rear garden and houses the gas boiler and hot water tank. Light and power.

OUTSIDE

FRONT GARDEN & PARKING: (approx. 27' 0'' x 19' 0'') (8.22m x 5.79m)
hardstanding driveway parking for at least one car, the remainder is laid as lawn with a plastic mesh to facilitate further off street parking if required.

REAR GARDEN: (approx. 55' 0'' x 28' 0'') (16.75m x 8.53m)
a particularly pleasant westerly facing level lawned garden with mature bay and apple trees, brick boundary walls on all three sides, decked area immediately outside the kitchen/dining room, access into cellar space. Outside tap. Access to outside store.

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: 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.