GROUND FLOOR

APPROACH:
wrought iron gates open into the entrance door with original fanlight above.

ENTRANCE HALLWAY: (approx. 19' 5'' x 5' 5'' overall inclusive of stairwell) (5.91m x 1.65m)
ceiling cornicing, stairs rising to the first floor. Doors opening to the kitchen, sitting room and conservatory. Ceiling cornicing, meter cupboard. Door leading down to the cellar and door to:-

WC:
low level wc, wall mounted wash hand basin, partially tiled walls, tiled floor, radiator.

DINING ROOM: (13' 2'' x 12' 6'' into chimney recess) (4.01m x 3.81m)
a charming room with ceiling cornicing, exposed wooden sash window with fully working shutters to the front elevation. Stone fireplace with wooden surround and mantle and stone hearth. Ceiling radiators, two radiators. Large archway opening into:-

KITCHEN: (12' 3'' into chimney recess x 12' 0'') (3.73m x 3.65m)
traditional hand-built wooden country style kitchen with a range of wall and base units incorporating working surfaces, stainless steel sink unit, draining board, space for dishwasher, space for range cooker set within the chimney breast and filter hood inset, flagstone floor, space for tall fridge/freezer, exposed wooden sash window to the rear elevation with working shutters and window seat.

CONSERVATORY: (13' 4'' x 11' 5'') (4.06m x 3.48m)
a double glazed wooden conservatory with double doors opening out onto the rear garden, tiled floor, radiator.

CELLAR: (approx. 13' 0'' x 11' 3'') (3.96m x 3.43m)
A very useful space with approx. head height of 4'9/1.45m to the lower section of the rafters.

FIRST FLOOR

LANDING:
what look to be original doors and architraves opening into the drawing room/bedroom 2 and bedroom 3. Stairs rising to the top floor, useful understairs storage area with wall mounted gas boiler, exposed wooden sash window to the rear elevation complete with working shutters.

DRAWING ROOM/BEDROOM 2: (18' 4'' into chimney recess x 13' 8'' into bay window) (5.58m x 4.16m)
a lovely large room with two exposed wooden sash windows complete with working shutters, ceiling cornicing, two radiators, exposed brick fireplace with wooden surround and mantle, dresser style storage and bookshelves to either side of the chimney breast.

BEDROOM 3: (11' 11'' x 11' 4'') (3.63m x 3.45m)
exposed wooden sash window to the rear elevation with working shutters, radiator.

SECOND (TOP) FLOOR

LANDING
doors opening out onto bedroom 1 and bathroom. Radiator.

BEDROOM 1: (17' 10'' x 15' 10'' max) (5.43m x 4.82m)
wooden casement window to front elevation, two radiators, fitted wardrobe. Access to some attic storage.

BATHROOM/WC: (14' 4'' x 10' 0'') (4.37m x 3.05m)
a lovely big family bathroom with two wooden casement windows to the rear elevation, low level wc, pedestal wash hand basin, large shower cubicle with electric shower, large bath with wooden panelled surround, recessed spotlights, radiator. Cupboard with fitted shelves and space and plumbing for automatic washing machine.

OUTSIDE

REAR GARDEN:
(approx. 55ft/16.76m from the rear of the main building) laid to patio with generous raised flower, shrub and tree borders, steps leading up to a lawned area to the rear of the garden, pergola with wisteria climbing plants, pear tree, cooking apple tree, grape vine, lovely high old brick and stone walls, gate accessing:-

REAR 'ALLOTMENT': (approx. 18' 0'' x 10' 0'') (5.48m x 3.05m)
stone walls, timber garden shed.

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: E

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.