GROUND FLOOR

APPROACH:
via tarmac driveway providing off road parking for one car with pathway leading off it to the main front door to the property.

ENTRANCE HALLWAY:
a useful recessed cloaks storage area, laminated wood flooring, radiator, inset spotlights, staircase rising to the first floor landing.

KITCHEN/DINING/LIVING ROOM: (23' 0'' x 13' 0'') (7.01m x 3.96m)
a semi open-plan large space with the living area having wood laminated flooring, double glazed window to rear, radiator, recessed storage area with built-in cupboards (one of which houses the Vaillant gas combination boiler), dwarf wall separating the kitchen from the living space and a wide wall opening connecting through to the conservatory/garden room.

Kitchen:
a modern fitted kitchen comprising base and eye level cupboards and drawers with square edged worktop over and inset sink and drainer unit, freestanding fridge/freezer, freestanding washing machine and dishwasher, Stoves range cooker (included in sale), double glazed window to front, part tiled walls, inset spotlights, double glazed door to rear.

CONSERVATORY/GARDEN ROOM: (14' 2'' x 7' 7'') (4.31m x 2.31m)
a useful space, currently used as a dining room, with double glazed windows on three sides and double glazed rooflight panels. There is wood laminated flooring, radiator and double glazed doors accessing a level rear garden.

FIRST FLOOR

LANDING:
double glazed window to front, doors off to bedroom 1, bedroom 2 and the family bathroom.

BEDROOM 1: (13' 0'' max into recess x 10' 6'') (3.96m x 3.20m)
a good sized double bedroom with double glazed windows to rear, radiator.

BEDROOM 2: (12' 2'' x 6' 7'') (3.71m x 2.01m)
double glazed window to rear, high level built-in storage cupboards with hanging rail beneath.

BATHROOM/WC:
modern white bathroom comprising panelled bath with dual headed system fed shower over and glass shower screen, low level wc, wash hand basin with storage drawers beneath, part tiled walls, tiled floor, contemporary radiator/towel rail, double glazed windows to front.

OUTSIDE

OFF STREET PARKING:
the property has a driveway providing off street parking for one family sized car.

GARAGE: (16' 4'' x 8' 4'') (4.97m x 2.54m)
single garage with up and over door, further door to rear accessing the rear garden.

REAR GARDEN:
an enclosed level rear garden with paved seating area closest to the property, lawned sections and flower borders containing various shrubs and trees. There is also a rear door accessing the garage.

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: 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.