GROUND FLOOR

APPROACH:
from the street, level access along side pathway adjacent to small front courtyard garden leads up to side entrance with panelled wooden door with window over, outside lighting.

ENTRANCE VESTIBULE:
a short entrance hallway naturally lit by internal glass bricks and window above the door, head height gas meter, head height electric consumer unit, engineered wooden flooring which continues through to:-

INNER HALLWAY:
wooden flooring continues, connecting doors to both of the bay fronted bedrooms and bathroom. Large storage cupboard housing ‘Ideal Logic combi 24’ gas boiler. Column radiator, hallway opens to:-

SITTING/LIVING ROOM: 20' 3'' x 14' 3'' (6.17m x 4.34m)
open plan with adjacent kitchen but described separately. Wooden flooring continues, upvc double glazed windows and sliding patio doors to rear elevation overlooking garden, open fireplace, column radiator, central ceiling rose. Opens to:-

KITCHEN/DINING ROOM: 13' 0'' x 12' 3'' (3.96m x 3.73m)
open plan with the proceeding sitting room but described separately and sharing the same windows and door to garden. Eye level kitchen units with obscured display cabinets, stainless steel extractor hood with splashback above space for oven, shallow upstand above square edged fitted Corian worksurfaces with integrated drainer and integrated stainless steel sink with swan neck mixer tap, set below window overlooking garden. Spaces for appliances include tumble dryer, washing machine and large American style fridge/freezer. Wood flooring continues from the proceeding room with space for central kitchen/dining table.

BEDROOM 1: 13' 2'' x 10' 10'' (4.01m x 3.30m)
double glazed windows to front elevation set into shallow bay, cast iron insert fireplace with simple decorative surround and hearth, built-in wardrobes to one side of the chimney breast, radiator on opposing wall.

BEDROOM 2: 13' 1'' x 10' 0'' (3.98m x 3.05m)
double glazed windows to front elevation set into shallow bay, cast iron insert fireplace with simple decorative surround and hearth, wooden shelving to one side of the chimney breast, radiator on opposing wall.

BEDROOM 3: 10' 7'' x 10' 1'' (3.22m x 3.07m)
double glazed window to front elevation, cast iron insert fireplace with simple decorative surround, built-in wardrobe to one side of the chimney breast, radiator.

BATHROOM/WC:
naturally lit by double glazed Velux skylight, tiled flooring and partially tiled walls around the bath enclosure. White bathroom suite comprising acrylic bath with mixer tap and Grohe mains fed shower over with rainhead and further shower attachment, hand basin with mixer tap set into vanity unit, close coupled wc with concealed cistern, LED lit wall mirror with shaving point, mirrored medicine cabinet on opposing wall with mains fed heated towel rail below. Ceiling mounted Expelair extractor fan.

OUTSIDE

FRONT COURTYARD:
a mature, pretty front garden which provides an area for planting small shrubs.

REAR GARDEN: 25' 0'' x 15' 8'' (7.61m x 4.77m)
a fully enclosed generally south-easterly facing rectangular rear garden which is laid predominantly to lawn with an L shaped wooden decking area leading from the patio doors which are the sole access to the garden. A larger central lawn with a small apple tree, two small sheds, outside water supply. The garden is enclosed on three sides by masonry walls with trellis fencing.

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 £6.0s.0d. p.a. This information should be checked by your legal adviser.

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

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.