APPROACH:
driveway, path and steps lead to the arched storm porch. Composite entrance door with double glazed casement windows and overlights to the front elevation.

ENTRANCE HALL:
a lovely big entrance hall with high ceilings, painted wooden panelling with original plate racks, architrave and doors leading off to all rooms. Lobby area with hanging space for coats, double glazed window to side elevation with original inset stained glass, understairs storage area.

SITTING ROOM: (13' 6'' into bay x 12' 10'' into chimney recess) (4.11m x 3.91m)
double glazed window to the front elevation, ceiling cornicing, storage to either side of the chimney breast. Coal effect gas fire with wooden surround and mantle and polished slate hearth. Radiator.

DINING ROOM: (13' 0'' x 11' 11'') (3.96m x 3.63m)
a lovely generously proportioned room with space for large table and chairs, space in the chimney recesses, contemporary radiator, double glazed French doors leading out onto the patio and rear garden.

KITCHEN: (12' 2'' x 7' 11'') (3.71m x 2.41m)
fitted with a range of wall and base units incorporating working surfaces, double glazed windows to the side and rear elevations, 1 1/2 bowl stainless steel sink unit with mixer tap, 4 ring gas hob with filter hood above and electric oven & grill underneath, space for fridge/freezer, integrated dishwasher, useful laundry cupboard with wall mounted gas boiler and space & plumbing for automatic washing machine.

FIRST FLOOR

LANDING:
continuation of the original handrail and balustrade, architraves and doors. Picture rail. Access to loft storage space. Doors opening to all rooms on this floor.

BEDROOM 1: (13' 5'' excluding bay window x 12' 11'' into chimney recess) (4.09m x 3.93m)
a lovely big master bedroom with picture rail, fitted wardrobes to either side of the chimney breast, radiator, double glazed bay window to the front elevation with plantation style shutters.

BEDROOM 2: (rear) (12' 11'' into chimney recess x 12' 0'') (3.93m x 3.65m)
a generous double bedroom with double glazed window to rear elevation overlooking the rear garden, fitted timber wardrobes to either side of the chimney breast, picture rail and radiator.

BEDROOM 3: (front) (12' 2'' x 7' 11'') (3.71m x 2.41m)
particularly attractive window to the front elevation with double glazed panels and plantation style shutters, picture rail, radiator.

BATHROOM/WC: (9' 5'' x 7' 9'' max) (2.87m x 2.36m)
double glazed windows to side and rear elevations. An incredibly well designed and newly fitted bathroom with low level wc, wash hand basin with fitted storage underneath, large double ended bath, walk-in wet room style shower with foldable shower screens, recessed spotlights, heated towel rail, tiled floors, partially tiled walls, extractor fan.

OUTSIDE

FRONT GARDEN:
landscaped front garden with driveway parking for one vehicle, raised beds with a variety of shrubs, trees and flowers. The remainder of the garden is laid as ornamental shingle.

REAR GARDEN: (approx. 70' 0'' in length x 28' 0'' in width) (21.32m x 8.53m)
with paved patio area immediately outside the dining room, offering an excellent place to entertain. Beautifully maintained garden with lawn and well stocked borders with a vast array of flowers, shrubs, herbs and trees. The rear section of the garden has lawn, shrub and tree borders with a wonderful sense of privacy. Raised deck area which catches the late afternoon and evening sunshine. Raised patio area where the barbecue normally sits.

STORAGE GARAGE: (17' 11'' x 8' 5'') (5.46m x 2.56m)
accessed via driveway (this driveway might not be wide enough to fit a car). The garage has aluminium side by side doors.

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, although we understand that the land is subject to a 1000 year lease which commenced on 29 September 1930. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E.

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.