GROUND FLOOR

APPROACH:
via pathway leading beside small front garden to a covered entrance and main front door to the property.

ENTRANCE HALLWAY:
staircase rising to first floor landing. Doors leading off to the sitting room and kitchen/dining room. Further door accesses generous recessed storage cupboard.

SITTING ROOM: (17' 9'' max into understairs recess x 13' 0'') (5.41m x 3.96m)
a generous sitting room with plenty of natural light provided by the double glazed window and double glazed patio doors to rear overlooking the south-easterly facing rear garden, radiators, useful understairs recess, tv point, telephone point, fuse box for electrics, wall mounted thermostat for central heating. Part glazed double doors leading through to:-

KITCHEN/DINING ROOM: (17' 9'' x 10' 10'' max reducing to 7'10) (5.41m x 3.30m/2.39m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over. Integrated appliances including double oven, 4 ring gas hob, fridge/freezer, dishwasher and washing machine. Wall mounted Worcester gas boiler. Inset stainless steel sink, double glazed window to side, radiator. Ample space for dining room table and chairs, with further double glazed window to front.

FIRST FLOOR

LANDING:
a spacious and bright landing with window to rear overlooking the rear garden and providing plenty of natural light through the landing and stairwell. Doors lead off to two good sized double bedrooms, a small recessed study/storage area with built-in shelf and further door accessing the bathroom. Loft hatch, radiator.

BEDROOM 1: (front) (11' 2'' x 10' 10'') (3.40m x 3.30m)
a double bedroom with double glazed window to front, radiator. Door accessing recessed storage cupboard/wardrobe.

BEDROOM 2: (rear) (11' 2'' x 10' 8'') (3.40m x 3.25m)
double glazed windows to rear, radiator.

BATHROOM/WC: (7' 1'' x 6' 4'') (2.16m x 1.93m)
white suite comprising panelled bath with Mira electric shower over, low level wc, pedestal wash basin. High level double glazed window to side, part tiled walls, radiator.

OUTSIDE

GARDENS:

Front:
small front garden with space for bins and recycling. Gated recessed storage cupboard.

Rear: (approx. 40' 0'' x 18' 0'') (12.18m x 5.48m)
a level south-easterly facing rear garden with paved seating area closest to the property, lawned section, brick boundary walls to rear and side, handy gated access to side.

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: B

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.