GROUND FLOOR

APPROACH:
via the main front door at pavement level off Constitution Hill. The front door opens into:-

ENTRANCE HALLWAY:
with original staircase rising to first floor landing, understairs recess. Doors off to a generous shower room/wc and the kitchen/breakfast room, which in turn has steps down to the sitting room.

KITCHEN/BREAKFAST ROOM: (16' 1'' x 11' 4'' into chimney recess reducing to 7'10) (4.90m x 3.45m/2.39m)
an L shaped sociable kitchen/breakfast room with a range of base level fitted kitchen units with worktops over, inset stainless steel sink and drainer unit, plumbing and appliance space for cooker, washing machine and fridge/freezer, space for breakfast table, double glazed window to rear and door to rear accessing the courtyard rear garden, radiator, door leading into:-

SITTING ROOM: (approx. 13' 11'' incl. of staircase x 13' 7'') (4.24m x 4.14m)
a cosy sitting room with high level double glazed window to front, radiator and understairs recess.

SHOWER ROOM/WC: (7' 7'' x 7' 5'') (2.31m x 2.26m)
white suite comprising shower enclosure, low level wc, pedestal wash basin, wall mounted gas boiler, high level double glazed window to side, extractor fan, tiled walls, radiator.

FIRST FLOOR

LANDING:
tall double glazed window to side providing natural light through the landing and stairwell. Doors off to bedroom 1, bedroom 2 and bedroom 3.

BEDROOM 1: (front) (13' 11'' x 13' 8'' max/9'0 min) (4.24m x 4.16m/2.74m)
double bedroom with recessed storage cupboard, ceiling coving, dual aspect double glazed windows, radiator.

BEDROOM 2: (rear) (13' 4'' x 7' 9'' into chimney recess) (4.06m x 2.36m)
double glazed window to rear, recessed storage cupboard/wardrobe, radiator.

BEDROOM 3: (11' 6'' x 9' 0'' into chimney recess) (3.50m x 2.74m)
a single bedroom with double glazed window to side, built-in shelving and radiator.

OUTSIDE

COURTYARD REAR GARDEN: (approx. 23' 0'' x 10' 0'') (7.01m x 3.05m)
a courtyard rear garden providing space for outdoor seating with gated access out onto Constitution Hill. There is also gated access into the garden store section of the coach house style garage.

GARAGE/COACH HOUSE: (28' 4'' x 7' 10'') (8.63m x 2.39m)
in need of renovation and offering great potential to update into a useful workshop space or potentially a separate dwelling (subject to any necessary consents), windows to side, door to side and ladder accessing a first floor hay loft.

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.