GROUND FLOOR

APPROACH:
from the pavement follow the block paviored pathway up to the front entrance door with canopy and side gate providing access through to the rear garden. Solid wooden front door opens into:-

VESTIBULE:
ceiling cornice, dado rail, tiled floor, wooden stained glass door with matching stained glass upper pane opens into:-

RECEPTION HALL:
ceiling cornice and centre rose, dado rail, wooden flooring, radiator, doors radiate to the sitting room, family room, study, butler's pantry, breakfast room and cloakroom/wc. Staircase rises to first floor landing.

CLOAKROOM/WC:
low level wc, corner wash hand basin with tiled splashback and cupboard beneath, radiator, high level window to side elevation, gas meter.

BUTLER'S PANTRY:
original dresser top with drawers beneath and display shelves above providing useful storage space and ideal for boots, coats and family paraphernalia.

SITTING ROOM: (front) (18' 2'' into bay x 15' 2'' into chimney recess) (5.53m x 4.62m)
ceiling cornice and centre rose, picture rail, box bay window to front elevation with central sash windows, period style fireplace with marble surround and wood burning stove, stained glass window to side elevation, radiator.

FAMILY ROOM: (17' 2'' x 15' 4'') (5.23m x 4.67m)
ceiling cornice and centre rose, picture rail, period style fireplace with surround, cast iron insert with gas flame effect fire, two radiators, double glazed folding doors open into:-

CONSERVATORY: (13' 8'' x 10' 7'') (4.16m x 3.22m)
upvc double glazed conservatory with tiled floor, radiator and central fan with light, double doors opening onto the rear garden, further side door provides access to rear lobby.

STUDY: (14' 3'' x 9' 8'') (4.34m x 2.94m)
ceiling cornice and picture rail, sash window to front elevation, period style fireplace with cast iron surround and tiled insert & hearth, radiator.

BREAKFAST ROOM: (14' 1'' x 9' 7'') (4.29m x 2.92m)
sash window to rear elevation overlooking the rear lobby, picture rail, feature period display cabinet with sliding glass doors and dresser style unit beneath with cupboards and drawers, further cupboard to the other chimney recess, period range with slate hearth, wooden mantelpiece in brick surround, radiator, stripped wooden floorboards, saloon style door into:-

KITCHEN: (18' 11'' x 7' 11'') (5.76m x 2.41m)
good range of base and wall mounted units with work surfaces and space for large range style cooker, space for fridge/freezer, 1 ½ bowl stainless steel sink unit with drainer and mixer tap, plumbing for dishwasher, wall mounted Vaillant gas boiler, door opens into:-

REAR LOBBY:
doors lead off the rear lobby to the conservatory, kitchen, store room, garage and rear garden.

STORE:
useful larder style store room.

FIRST FLOOR

LANDING:
stripped wooden doors radiate to all four bedrooms on this floor and the family bathroom/wc. Staircase continues to rise to the second floor landing and benefits from a large ceiling skylight which provides plenty of natural light to the stairwell. Picture rail, useful linen cupboard with radiator.

BEDROOM 1: (front) (18' 2'' x 15' 2'') (5.53m x 4.62m)
ceiling cornice and centre rose, picture rail, large box bay with sash windows, two radiators, period style fireplace with cast iron surround, tiled reveals and slate hearth.

BEDROOM 2: (rear) (15' 5'' x 14' 2'' incl. en-suite) (4.70m x 4.31m)
ceiling cornice and picture rail, period fireplace with cast iron insert and tiled reveals, upvc double glazed window to rear elevation, radiator, door to:-

En-Suite Shower Room/WC:
white suite comprising low level wc, wall mounted wash hand basin and shower cubicle with mains fed Mira shower, tiled walls, downlighters and extractor fan.

BEDROOM 3: (rear) (14' 0'' x 11' 9'' incl. en suite) (4.26m x 3.58m)
ceiling cornice and centre rose, picture rail, period style cast iron fireplace, shallow cupboard, radiator, upvc double glazed window to rear elevation, door to:-

En-Suite Shower Room/WC
white suite comprising low level wc, wall mounted wash hand basin and shower cubicle with mains fed Mira shower, tiled walls, downlighters and extractor fan.

BEDROOM 4: (front) (14' 2'' x 8' 4'') (4.31m x 2.54m)
ceiling cornice and picture rail, cast iron period fireplace, corner wash hand basin set in vanity unit with cupboards beneath and tiled surround, fitted wardrobe, sash window to front elevation, radiator.

FAMILY BATHROOM/WC:
white suite comprising large bath with centrally located taps and handheld shower attachment, as well as further mains fed shower over the bath, pedestal wash hand basin, low level wc, heated towel rail, fully tiled walls, ceiling downlighters, sash window to side elevation and extractor fan.

SECOND FLOOR

LANDING
doors radiate off to all four bedrooms on this floor, picture rail, ceiling skylight providing plenty of natural light.

BEDROOM 5: (rear) (13' 3'' x 11' 10'' incl en suite) (4.04m x 3.60m)
double glazed upvc window to rear elevation, radiator, door to:-

En-Suite Shower/WC:
low level wc, pedestal wash hand basin, shower cubicle with Mira electric shower, tiled walls and extractor fan.

BEDROOM 6: (rear) (12' 3'' x 12' 0'') (3.73m x 3.65m)
double glazed upvc window to rear elevation, radiator, door to:-

En-Suite Shower/WC
white suite comprising low level wc, pedestal wash hand basin, shower cubicle with electric shower unit, tiled walls, Velux ceiling skylight, radiator, loft hatch.

BEDROOM 7: (front) (18' 4'' x 10' 9'' incl en-suite) (5.58m x 3.27m)
windows to front elevation, radiator, door to:-

En Suite Shower/WC:
white suite comprising low level wc, pedestal wash hand basin, shower cubicle with Mira electric shower over, tiled walls, extractor fan.

BEDROOM 8: (front) (13' 0'' x 12' 0'' incl en-suite) (3.96m x 3.65m)
Velux double glazed ceiling skylight windows to front, small cupboard, radiator, door to:-

En Suite Shower/WC
white suite comprising low level wc, pedestal wash hand basin, shower cubicle with Mira electric shower, tiled walls, extractor fan.

OUTSIDE

FRONT GARDEN:
pathway leads through to the front door, patio style front garden with shrub and bush beds, a number of flowering plants and mature copper beech tree.

REAR GARDEN: (32' 0'' x 14' 0'' min) (9.75m x 4.26m)
[should a larger garden be required then it would be possible to remove the garage and conservatory to incorporate that space within the garden as originally designed] paved patio garden with flower beds and side access leading down to the front garden.

GARAGE: (17' 0'' x 16' 4'') (5.18m x 4.97m)
large up and over door which opens onto the rear vehicular access lane (which is itself accessed off Henleaze Road), power and light, plumbing for washing machine, cupboard unit with sink and taps, upvc double glazed window to side elevation.

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. There is a perpetual yearly rent charge of £7.85. This information should be checked by your legal adviser.

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.