GROUND FLOOR

APPROACH:
from the pavement pass across the driveway up to the front door to this property which opens into:-

RECEPTION HALL: (18' 10'' x 6' 1'' including staircase) (5.74m x 1.85m)
ceiling cornice, radiator, stripped wooden doors radiate to the sitting room and family room and further door with stained glass insert opens to Walk-In Cloaks/Coat Room. Staircase descends to lower ground floor level and staircase with stripped wooden newel post and handrail rises to first floor landing.

SITTING ROOM: (front) (19' 8'' into bay x 13' 6'' into chimney recess) (5.99m x 4.11m)
ceiling cornice and centre rose, fireplace with wooden surround, cast iron insert with tiled reveals (currently used as an open fire), sash window to front elevation set in bay with working shutters, stripped wooden floorboards, radiator.

FAMILY ROOM: (rear) (17' 3'' x 13' 6'' into chimney recess) (5.25m x 4.11m)
ceiling cornice and centre rose, fireplace with wooden surround and tiled reveals, sash window to rear elevation set in shallow bay with working shutters overlooking the balcony and garden, radiator, built-in cupboards and drawers and bookcases to chimney recesses.

CLOAKS/COAT ROOM:
space for hanging coats and storage of boots and bikes etc., ceiling downlighters. Glazed door opens out onto:-

Balcony: (15' 8'' x 3' 4'') (4.77m x 1.02m)
balcony with railings - enjoys a sunny south westerly aspect ideal for sitting out and looking out over the greenery of the garden.

Stairs descend from reception hall to the lower ground floor inner hall.

LOWER GROUND FLOOR

INNER HALL:
flagstone floor to the majority of the lower ground floor area with good ceiling height of 7'10/2.39m, Doors radiate to large kitchen/breakfast/dining room and also to shower room/wc, utility/boiler room and further storage room.

KITCHEN/BREAKFAST/DINING ROOM: (34' 11'' x 13' 6'') (10.63m x 4.11m)
wonderful and sociable open plan kitchen/living accommodation with flagstone floors with underfloor heating. Described separately as follows:-

Kitchen Area:
good range of low level units with hardwood worksurfaces and hardwood detailing, extensive display shelving to chimney recesses, large island unit with hardwood worksurface and stainless steel sink unit with mixer tap, breakfast bar and cupboards beneath. Rangemaster 6 hob and oven with extractor hood, space for fridge/freezer, ceiling downlighters, double glazed wooden sash window to front elevation. Large wide opening into:-

Living/Dining/Breakfast Area:
with ceiling downlighters, sash window to rear elevation, door leads off to storage room and door to rear garden.

SHOWER ROOM/WET ROOM/WC:
wet room with underfloor heated tiled floor and extensive wall tiling, low level wc with wooden seat and lid, pedestal wash hand basin with tiled splashback, shower with large drench rose and glass screen with Mira mains fed shower, high level glazing, downlighters, extractor fan, heated towel rail, shaver point. (Door leads back into storage area.)

UTILITY: (9' 6'' x 7' 7'') (2.89m x 2.31m)
vaulted room with wooden butchers block style worksurface with cupboards and space for washing machine and space for dryer, stainless steel circular sink unit with mixer tap and tiled splashbacks, tiled floor, Vaillant gas boiler and large hot water tank.

FIRST FLOOR

LANDING:
arched window to front elevation - generous landing (could double as study area) and stripped wooden doors lead off to bedrooms 1 and bedroom 2 and short flight of stairs to half landing and stripped wooden door to family bathroom/wc and staircase also rises from first floor landing via upper mezzanine half landing to second floor landing.

BEDROOM 1: (front) (17' 3'' x 13' 6'') (5.25m x 4.11m)
ceiling cornice, twin sash windows to front elevation, radiator.

BEDROOM 2: (rear) (17' 3'' x 13' 6'' into chimney recess) (5.25m x 4.11m)
ceiling cornice, sash window to rear elevation, radiator. Stripped and painted floorboards.

FAMILY BATHROOM/WC: (rear) (6' 8'' x 6' 0'') (2.03m x 1.83m)
located on the half landing, white suite comprising low level wc, pedestal wash hand basin, panelled bath and hand held shower attachment, fully tiled walls, window to rear elevation, radiator.

SECOND FLOOR

LANDING:
double glazed Velux ceiling skylight, short flight of stairs leads down to the half landing at upper mezzanine level and the shower room/wc and from the second floor landing door leads off to bedroom 4 and archway leads through to further study area (9'8 x 6'1) (2.95m x 1.85m) and further door leads to bedroom 3.

BEDROOM 3: (front) (17' 3'' x 13' 6'') (5.25m x 4.11m)
sash window to front elevation, cast iron period fireplace, radiator.

BEDROOM 4: (rear) (17' 3'' x 13' 6'') (5.25m x 4.11m)
sash window to rear elevation, fireplace with stone surround, radiator, ceiling access to loft void.

SHOWER ROOM/WC: (rear) (7' 2'' x 6' 1'') (2.18m x 1.85m)
white suite comprising low level wc, pedestal wash hand basin, half height wall tiling, tiled shower cubicle with Mira mains fed shower, sash window to rear elevation, downlighters, extractor fan, radiator.

OUTSIDE

FRONT GARDEN/OFF STREET PARKING: (27' 0'' x 25' 0'') (8.22m x 7.61m)
paviour parking with further side gravelled area affording space for at least two vehicles, shrub and flower borders, bike store. Side access to rear garden.

REAR GARDEN: (62' 0'' x 24' 0'') (18.88m x 7.31m)
south west facing garden mainly laid to lawn with well stocked beds including many flowering plants, bushes & shrubs and two sitting out areas, all surrounded by stone boundary walls. Gated side access. A lovely garden for families or gardeners alike and also a joy to look out on from the house and enjoy the green and leafy outlook. There is also a pleasant sitting out area with South Cerney stone covering close to the kitchen/dining room. Outside 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: F.

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.