GROUND FLOOR

APPROACH:
via block paved driveway providing off road parking for one family sized car. The driveway leads beside a pretty lawned front garden and runs up to the covered entrance and main front door to the property.

ENTRANCE HALLWAY:
high ceilings, dado rail, engineered oak flooring, useful understairs storage recess and cupboards, further low level meter cupboard housing electrical meter, high level fuse box, contemporary radiator and oak doors leads off to the sitting room, large second reception room and separate kitchen/breakfast room. Further door accesses a cloakroom/utility.

SITTING ROOM: (14' 1'' x 12' 8'') (4.29m x 3.86m)
high ceilings with picture rail, bay to front comprising double glazed windows with original stained glass panels, engineered oak flooring, attractive period style fireplace with gas coal effect fire and radiator.

RECEPTION ROOM/FAMILY ROOM: (19' 11'' x 12' 5'') (6.07m x 3.78m)
a generous extended through reception room providing ample space for seating and dining furniture with high ceilings, period style fireplace with gas coal effect fire, built in tv cabinet and open shelving to chimney recesses, 2 Velux skylight windows provide plenty of natural light, as do the bi-folding doors which provide a seamless connection out onto the rear garden. Engineered oak flooring, contemporary grey radiators and wall opening providing a sociable connection through from the second reception room through to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: (14' 7'' x 10' 2'') (4.44m x 3.10m)
a modern fitted kitchen comprising base and eye level gloss cream kitchen units with granite worktops over and inset 1½ bowl sink and drainer unit, integrated dishwasher, fridge/freezer and double eye level oven. Four ring gas hob with chimney hood over and central island unit with overhanging breakfast bar. Inset spotlights, tiled floor, contemporary grey radiator and bi-folding doors also provide a connection out to the rear garden.

CLOAKROOM/UTILITY:
plumbing and appliance space for washing machine and dryer, low level wc with concealed cistern, wash hand basin set into a counter with storage cabinet beneath, tiled floor, part tiled walls, double glazed window to side and chrome effect heated towel rail.

FIRST FLOOR

LANDING:
a spacious landing with doors off to all 4 bedrooms (3 doubles and 1 single), family bathroom/wc and loft hatch providing access to a generous partially boarded loft space.

BEDROOM 1: (front) (12' 6'' x 12' 2'') (3.81m x 3.71m)
a double bedroom with high ceilings, picture rail, radiator and double glazed windows to front with inset original stained glass panels. Attractive period style fireplace.

BEDROOM 2: (rear) (12' 0'' x 11' 7'') (3.65m x 3.53m)
a double bedroom with high ceilings, picture rail, radiator and double glazed windows to rear with inset original stained glass panels.

BEDROOM 3: (rear) (11' 1'' x 10' 2'') (3.38m x 3.10m)
a double bedroom with high ceilings, radiator and double glazed windows to rear offering views over rear and neighbouring gardens and partial far reaching views between rooftops of surrounding buildings.

BEDROOM 4: (front) (8' 5'' x 6' 9'') (2.56m x 2.06m)
a single bedroom or home office to the front of the building with double glazed window to front and a radiator.

FAMILY BATH/SHOWER ROOM/WC:
a white suite comprising panelled bath with mixer taps and shower attachment, recessed shower enclosure with system fed shower, low level wc with concealed cistern, wash hand basin set into a counter with storage cabinets beneath, built in mirror, inset spotlights, part tiled walls, tiled floor and chrome effect heated towel rail.

OFF STREET PARKING & FRONT GARDEN:
there is a driveway to the front of the property providing off road parking for a family sized vehicle with level lawned front garden beside, low level boundary wall and flower border containing various shrubs. The driveway continues up the left hand side of the property where there is gated rear access to the rear garden

REAR GARDEN: (approx. 30' 0'' x 27' 0'') (9.14m x 8.22m)
a good sized rear garden with raised decked seating area closest to the property with level lawn garden beneath, further paved seating area hangs onto much of the afternoon summer sunshine and handy gated side access to the front of the property.

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.