GROUND FLOOR

APPROACH:
via iron garden gate and pathway through front garden, outside light, gas meter box, main front entrance door with leaded side and overlights into:-

ENTRANCE HALL:  17' 9'' x 7' 0'' (5.41m x 2.13m)
ceiling cornice and ceiling rose, dado rail, staircase rising to the upper floors. Doors leading off to sitting room, family and dining room. Radiator. Door to understairs storage cupboard.

SITTING ROOM:  17' 5'' x 14' 11'' (5.30m x 4.54m)
ornate ceiling cornicing and original ceiling rose, picture rail. Period fireplace with marble surround, mantel and hearth. Fitted shelving and storage to either side of the chimney breast, radiator, bay window to the front elevation with sash windows.

KITCHEN/DINING/FAMILY AREA:
described separately as follows:-

Family Room:  15' 0'' x 12' 3'' (4.57m x 3.73m)
ceiling cornicing, picture rail and original ceiling rose, fitted shelving to either side of the chimney breast and built-in storage, radiator, double glazed double doors leading onto the rear garden.

Kitchen/Breakfast Area:  23' 10'' x 9' 4'' (7.26m x 2.84m)
range of wall and base kitchen units with working surfaces, 1 ½ bowl stainless steel sink unit, wall mounted gas boiler, space for fridge/freezer and dishwasher, integrated electric oven, 4 ring gas hob with filter hood above, tiled splashback, casement windows to side and rear elevations, large Velux double glazed skylight, door to:-

Utility/WC:
Utility/WC: partially glazed door to side leading into the garden, low level wc, space and plumbing for automatic washing machine and tumble dryer above, large Belfast style sink, opaque glazed windows to the side elevation, radiator, tiled floor.

FIRST FLOOR

LANDING:
stairs rising to the top floor. Doors leading off to bedrooms 1, 2 and 3 and family bathroom. Radiator.

BEDROOM 1:  17' 5'' x 14' 11'' (5.30m x 4.54m)
large bay window to the front elevation with three sash windows, ceiling cornicing, ceiling rose, radiator.

BEDROOM 2:  15' 0'' x 12' 3'' (4.57m x 3.73m)
ceiling cornicing, sash window to the rear elevation overlooking the rear garden, two fitted wardrobes to either side of the chimney breast, radiator.

BEDROOM 3:  11' 5'' x 9' 7'' (3.48m x 2.92m)
double glazed window to the rear elevation overlooking the rear garden, fitted storage to either side of the chimney breast including hot water tank and airing cupboard, radiator.
NB: this room used to be a bathroom and so could easily be converted back or create an en-suite if desired.

BATHROOM/WC:  6' 11'' x 6' 6'' (2.11m x 1.98m)
half opaque double glazed wooden sash window to the front elevation. Newly fitted bathroom with high quality fittings with a Bette cast iron bath, Tavistock mixer taps and a Grohe shower and shower screen, low level wc, mounted Burlington wash hand basin and fitted cabinetry, heated towel rail, traditional tiled flooring, partially tiled walls, recessed spotlights.

SECOND (TOP) FLOOR

LANDING:
doors leading off to bedrooms 4 and 5, and shower room.

BEDROOM 4:  13' 5'' x 11' 6'' (4.09m x 3.50m)
double glazed Velux and casement window to front elevation, radiator, access to roof storage area.

BEDROOM 5:  11' 6'' x 11' 0'' (3.50m x 3.35m)
double glazed casement and Velux window to the rear elevation, radiator, access to eaves storage.

SHOWER ROOM/WC:
a newly fitted shower with corner shower cubicle, Grohe shower fittings, low level wc, Burlington wash hand basin and a marble worktop, traditional tiled floor and partially tiled walls, double glazed Velux skylight to the rear elevation.

OUTSIDE

FRONT GARDEN:  26' 0'' x 17' 0'' (7.92m x 5.18m)
flower beds with a variety of flowering plants, shrubs and bushes, Victorian style patterned brick pathway to the front door, gated side access leading through to the rear garden.

REAR GARDEN:  56' 0'' x 26' 0'' (17.06m x 7.92m)
paved sitting out terrace accessed from the family room via double doors, door via the rear lobby off the kitchen, lawned area with flower beds and shrubs, 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: 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.