GROUND FLOOR

APPROACH:
via a shared driveway leading off Falcondale Road where there are remote controlled electric gates accessing the frontage of the property. There is an expansive block paved driveway frontage providing off street parking for multiple vehicles leading up to the garage with pathways either side of the building accessing the gardens. At the centre of the property is a covered entrance and main front door to the house.

RECEPTION HALLWAY: 16' 4'' x 9' 1'' max inclusive of staircase (4.97m x 2.77m)
wide welcoming entrance hall with oak staircase sweeping up to the first floor landing. Wall mounted alarm control panel and video entry intercom system, inset spotlights, engineered oak floor with underfloor heating, wall mounted thermostat control for the underfloor heating, door accessing the ‘Jack and Jill’ en suite shower room (which can be accessed off the hallway or off bedroom 4) and wide wall openings flow off the hallway into the sitting room and family kitchen/dining/living room.

SITTING ROOM: 18' 4'' max into bay x 12' 2'' (5.58m x 3.71m)
a light and airy sitting room with box bay to front comprising double glazed windows, engineered oak flooring with underfloor heating, inset spotlights, wall mounted thermostat control for the underfloor heating and doors leading off to bedroom 4 and the garage.

KITCHEN/DINING/LIVING SPACE: 28' 1'' x 18' 2'' max into kitchen units reducing to 12'2" in dining area (8.55m x 5.53m)
an impressive sociable kitchen/dining/living space flooded with nature light provided by the windows on three side and Velux skylight windows over the kitchen area. A modern fitted kitchen comprising base and eye level matt grey units with white quartz worktop over and inset 1½ bowl sink and drainer unit, integrated appliances include Neff ovens with heated drawer and inset induction hob over with ceiling mounted extractor fan, fridge/freezer, dishwasher, washing machine and dryer, central island unit with overhanging breakfast bar provides seating and bi-folding doors offering a seamless connection out to the rear garden. To the dining and living room there is a contemporary recessed glass fronted gas fire with floating shelf over, box bay to front comprising double glazed windows, further windows to rear and side, engineered oak flooring with underfloor heating and inset spotlights.

BEDROOM 4: 11' 6'' x 11' 2'' (3.50m x 3.40m)
a good sized double bedroom or reception room to the rear of the property with high ceilings, inset spotlights, double glazed windows to rear, recessed cupboard housing modern Vaillant gas boiler and door accessing an en suite shower room/wc.

En Suite Shower Room/wc: 9' 3'' x 4' 6'' (2.82m x 1.37m)
a stylish modern en suite shower room comprising a walk in shower area with system fed dual headed shower, low level wc with concealed cistern with counter over flowing into a sink with storage beneath and cabinet with built in mirror and spotlights over, wood effect tiled floor, extractor fan, inset spotlights, chrome effect heated towel rail and door connecting back onto the entrance hallway.

FIRST FLOOR

LANDING:
spacious landing with large Velux skylight window flooding the landing and stairwell with natural light, inset spotlights, radiator and doors leading off to bedrooms 1, 2 and 3 and family bathroom/shower/wc. Wall mounted thermostat control for central heating.

BEDROOM 1: 18' 3'' max x 12' 4'' max (5.56m x 3.76m)
a good sized double bedroom with double glazed windows to front, further Velux skylight window, inset spotlights, radiator and low level doors accessing eaves storage space to the front and rear of the property.

BEDROOM 2: 18' 6'' max x 9' 6'' (5.63m x 2.89m)
a good sized double bedroom with double glazed windows to front, further Velux skylight window, inset spotlights, radiator and low level doors accessing eaves storage space to the front and rear of the property.

BEDROOM 3: (rear) 13' 5'' max taken at the bottom of sloped ceilings x 8' 6'' (4.09m x 2.59m)
a double bedroom with low level double glazed window to rear and further Velux skylight window to side, radiator, inset spotlights and door accessing large eaves storage cupboard.

FAMILY BATHROOM/SHOWER/WC: 8' 3'' max taken below sloped ceiling x 5' 6'' (2.51m x 1.68m)
a white suite comprising panelled bath, low level wc, corner shower enclosure with system fed Grohe shower, wall mounted wash basin with drawer beneath, chrome effect heated towel rail, inset spotlights, tiled floor, tiled walls, extractor fan and Velux skylight window to front.

OUTSIDE

OFF STREET PARKING/FRONT GARDEN:
the property has a wide paved frontage providing off street parking for multiple vehicles leading up to the garage where there is an electrical vehicle charging point, and a safe place to play for children due to the secure electric gates and with the property set back from the road.

GARDENS:
the property sits almost within the centre of a lovely level plot with gardens wrapping round the two sides and rear of the property, with the main section of garden accessed directly from the kitchen/dining space (approx 55ft x 30ft) (16.76m x 9.14m), enjoying a pleasant leafy outlook over neighbouring gardens towards the trees and Blaise Castle Estate and offering a south westerly aspect and therefore enjoying much of the afternoon sunshine. Beside the extensive lawned sections there is a flower border wrapping round the lawn with fenced boundaries and outside tap, garden shed and generous paved seating area closest to the kitchen, attracting the early evening summer sunshine.

INTEGRAL GARAGE: 17' 0'' x 10' 4'' max (5.18m x 3.15m)
a generous single garage with pitched roof over, electric up and over door, power, light, wall mounted solar panel unit and controls, fuse box for electrics and part double glazed door to rear accessing the rear garden.

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.

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.