GROUND FLOOR

APPROACH:
via pathway leading through the front garden to the main front door to the property into:-

ENTRANCE VESTIBULE:
double glazed window to front, telephone point, staircase rising to first floor landing and part glazed door leading through into the sitting room.

SITTING ROOM: (12' 8'' x 12' 6'') (3.86m x 3.81m)
ceiling coving, double glazed windows to rear, overlooking the rear garden, feature fireplace, tv point, door accessing understairs storage cupboard, which also houses the fuse box for the electrics. Wide wall opening creates a sociable connection through to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: (16' 0'' x 8' 6'') (4.87m x 2.59m)
a range of base and eye level Shaker style kitchen units with wood block worktop over and integrated appliances including a fridge, separate freezer, washing machine, electric oven and 4 ring gas hob. There is also a slimline integrated dishwasher, 1? bowl sink and draining unit, wall mounted Worcester gas boiler, concealed within one of the wall units, overhanging breakfast bar and plenty of storage cupboards and wide wall opening connecting through to reception 2/garden room.

RECEPTION 2/GARDEN ROOM: (11' 9'' x 11' 0'') (3.58m x 3.35m)
a light and airy reception room with atrium style skylight window over, double glazed windows to side and double glazed doors to rear accessing the rear garden. Further door leads off to the integral garage.

FIRST FLOOR

LANDING:
plenty of natural light provided by double glazed window to front and doors off to bedroom 1, bedroom 2, bathroom/wc and Airing Cupboard housing lagged hot water tank with built in shelving. Loft hatch accessing some loft storage space.

BEDROOM 1: (16' 0'' into recess x 11' 9'' max into wardrobes/6'1 min) (4.87m x 3.58m/1.85m)
a double bedroom with double glazed windows to rear, recessed built in wardrobe, further double glazed window to front, radiator and further storage cupboard.

BEDROOM 2: (9' 4'' x 8' 10'') (2.84m x 2.69m)
double glazed window to rear and a radiator.

BATHROOM/WC:
a white suite with curved edged shower bath with electric shower over and curved glass shower screen, low level wc, pedestal wash basin, shaver point, tiled walls, tiled floor, radiator, inset spotlights and double glazed window to side.

OUTSIDE

REAR GARDEN: (approx. 30' 0'' into recess x 20' 0'' max/9'0 min) (9.14m x 6.09m/2.74m)
an L shaped level low maintenance rear garden mainly laid to paving and attracting plenty of afternoon summer sunshine. There are raised flower borders containing shrubs and an outdoor tap

OFF ROAD PARKING & GARAGE: (21' 10'' x 8' 4'') (6.65m x 2.54m)
beside the front garden there is a driveway providing off road car parking for one vehicle which leads up to the single garage with pitched roof, electric up and over door, power, light and water tap.

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.