GROUND FLOOR

APPROACH:
the property is approached from a pedestrian footpath, up the single step to obscured upvc double-glazed door into:-

ENTRANCE HALLWAY:
built-in storage cupboards to the right hand side with generous storage for household items and wall-mounted gas fired Worcester Green Star 28i Junior combination boiler with further cupboard housing spaces and plumbing for kitchen appliances such as tumble drier and washing machine as well as shelf space for microwave. Tiled flooring which continues through to the kitchen, radiator. Door to the side into:-

CLOAKROOM:
obscured double-glazed window with secondary glazing, wood effect laminate flooring, low-level wc, wall-mounted radiator, square edged hand basin with Travertine stone style splashback tile.

KITCHEN:
tiled flooring from the hallway into recently fitted open plan kitchen with adjacent sitting and dining areas but described separately. Central island with built-in storage and breakfast bar overlooks the three distinct areas of the ground floor. Underneath the island there is an integrated under counter fridge and separate freezer. Separate kitchen area is naturally lit by upvc double-glazed windows which are continuous along the entire garden facing wall of the property providing excellent light levels throughout. Kitchen comprises square edged solid work surfaces with splash back lip, soft closing eye and floor level cupboards and drawers with space saving larder style cupboards either side of an integrated Siemens electric oven and an integrated counter top induction hob with extractor hood over, integrated stainless steel sink with mixer tap and counter top drainer, integrated bin store and dishwasher below the sink, further space saving larder cupboards and impressive larder cupboard with built-in lighting at eye level.

OPEN PLAN LIVING/DINING ROOM: 31' 8'' x 15' 3'' (9.64m x 4.64m)
open plan with adjacent dining area and kitchen. A superb space which is naturally lit by floor-to-ceiling height windows along the entire wall of the sitting room and extends to a wood framed double glazed conservatory area with immediate access on to the garden. Partially-tiled floors continue from the kitchen which extends to a wood effect laminate floor. Heated by vertical radiator and wood burner. The conservatory area provides ample space for dining table. Open staircase with safety glass screen rises to first floor landing.

FIRST FLOOR

LANDING:
naturally lit by wood framed double-glazed skylight into the roof, glass bricks on to the elevations and borrowed light from the three bedrooms. Wall mounted vertical radiator. Door into:-

BEDROOM 2: 11' 5'' x 8' 7'' (3.48m x 2.61m)
upvc double-glazed window to rear elevation overlooking garden with plantation blinds with radiator below, large built-in wardrobe, large mezzanine area above the en suite which is accessible by ladder with glass screen provides an interesting limited head height room and is naturally lit by wood framed double-glazed skylight.

En Suite Bathroom/wc:
obscured glazed window to front elevation with secondary glazing, stone Travertine stone tiled floor and partially tiled walls. P-shaped acrylic bath with thermostatically controlled mixer shower, curved shower screen, close coupled wc, pedestal hand basin with mixer tap, mirrored medicine cabinet, borrowed natural light via glass bricks in to the landing and heated towel rail.

BEDROOM 3: 8' 7'' x 7' 8'' (2.61m x 2.34m)
upvc double-glazed window to rear elevation overlooking the garden with plantation blinds with radiator below, wardrobe.

BEDROOM 1: 15' 1'' x 9' 11'' (4.59m x 3.02m)
upvc double-glazed window to rear elevation overlooking the garden with plantation blinds with radiator below, large built in wardrobe.

En Suite Shower Room/wc:
stone Travertine tiled floor and partially tiled walls. Shower cubicle, ceiling mounted extractor fan, close coupled wc, pedestal hand basin with mixer tap, mirrored medicine cabinet, heated towel rail.

MEXXANINE LOFT ROOM: 14' 7'' x 6' 7'' (4.44m x 2.01m)
overlooking bedroom 1 with protective strengthened glass and naturally lit by wood framed double-glazed skylight and borrowed light from glass bricks into central hallway. The room is accessible via an alternating tread staircase and the room has limited head height. It is currently used as an office.

OUTSIDE

REAR GARDEN:
secluded low maintenance walled garden with space for outdoor seating, potted plants. There is outside power and water supply and a side access gate providing an alternative entrance to the property.

GARAGE: 19' 0'' x 7' 10'' (5.79m x 2.39m)
a single garage located in a block located a short distance from the property.

OFF STREET PARKING:
in addition to the single garage the property is situated within the KN Residents Parking Zone.

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.

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.