GROUND FLOOR

APPROACH:
gate opens into the front garden, and in turn to the front entrance door providing side entrance. Opening into:-

SITTING ROOM: 22' 0'' x 15' 6'' (6.70m x 4.72m)
large tri-folding double glazed doors to the front elevation which open out directly onto the front garden. Doors off to the kitchen and separate utility. Stairs rise to the first floor. 3 radiators.

KITCHEN: 9' 2'' x 6' 6'' (2.79m x 1.98m)
large double glazed casement window to the front elevation overlooking the front garden, a range of modern fitted units with working surfaces and 1½ bowl sink unit, a 4 ring induction hob, electric double oven, integrated fridge/freezer and dishwasher.

UTILITY ROOM: 9' 0'' x 5' 8'' (2.74m x 1.73m)
double glazed door to the side elevation, space and plumbing for automatic washing machine and tumble dryer, tiled floor. Boiler cupboard housing the gas combination boiler. Airing cupboard with radiator and slatted shelving.

CLOAKROOM/WC:
double glazed casement window to the side elevation, low level wc, wash handbasin with vanity unit, continuation of tiled floor, heated towel rail.

FIRST FLOOR

LANDING: 12' 10'' x 6' 3'' (3.91m x 1.90m)
doors lead off to all 3 bedrooms, access to roof storage space.

BEDROOM 1: 15' 3'' x 10' 0'' (4.64m x 3.05m)
full width double glazed casement window to the front elevation, radiators, full width range of fitted wardrobes with hanging rail and shelving.

BEDROOM 2: 11' 4'' x 8' 8'' (3.45m x 2.64m)
large casement window to front elevation, radiator and fitted double wardrobe with hanging rail and storage above.

BEDROOM 3: 8' 8'' x 7' 8'' (2.64m x 2.34m)
double glazed casement window to the front elevation, radiator, single fitted built-in wardrobe.

BATHROOM/WC:
contemporary white suite comprising low level wc, wash handbasin with integrated vanity unit, bath with mains fed shower and mixer tap, partially tiled walls and fully tiled floor, heated towel rail, double glazed casement window to the side elevation.

OUTSIDE 35' 0'' x 16' 0'' (10.66m x 4.87m)
very large courtyard style garden with terrific sense of privacy- high brick walls on either side and generous flower borders with a variety of shrubs, trees, climbing plants including Wisteria and trachelospermum. Side access offering direct entrance into utility room- great for muddy boots, dogs etc. Outside power point and tap. Covered store currently housing bins and tools and a further lockable garden shed. There is a gate to the rear which opens into Kingsdown Sports Centre’s car park. Door way access into:

GARAGE: 13' 11'' x 7' 10'' (4.24m x 2.39m)
rear lane access close by.

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: D

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.