GROUND FLOOR

ENTRANCE VESTIBULE:
partially glazed door opening into entrance hall, door opening into rear garden and door to the downstairs wc. Opaque glazed skylight, gas and electric meters, electric fuse box.

Downstairs WC:
low level wc, wall mounted wash hand basin.

ENTRANCE HALLWAY: 18' 7'' x 7' 4'' (5.66m x 2.23m)
doors lead off to the dining room, sitting room, study, breakfast room and in turn to the kitchen. Partially glazed door to the original butler’s pantry with dresser and open shelving. Entrance to the cellars. Ceiling cornicing, ceiling rose, stairs rising to the upper floor, radiator.

SITTING ROOM: 19' 1'' x 13' 11'' (5.81m x 4.24m)
a large room with a southerly aspect, high ceilings, ornate ceiling cornicing and ceiling rose, two radiators, double and secondary glazed windows set within the bay, coal effect gas fire and fitted bookshelves.

DINING ROOM: 17' 0'' x 14' 2'' (5.18m x 4.31m)
high ceilings, two large sash windows with secondary glazing to the rear elevation overlooking the rear garden, ornate ceiling cornicing, ceiling rose. Original fireplace with tiled hearth, wooden surround and mantel.

STUDY: 13' 11'' x 9' 11'' (4.24m x 3.02m)
large sash window to the front elevation overlooking the front garden, ceiling cornicing, ceiling rose, radiator.

BREAKFAST ROOM: 14' 9'' x 10' 10'' (4.49m x 3.30m)
sash window to the rear elevation, doorway to the kitchen. Dresser style cabinetry to the left hand side of the chimney breast. Ideal Mexico boiler. Airing Cupboard with lagged hot water tank and fitted shelving.

KITCHEN: 8' 10'' x 6' 11'' (2.69m x 2.11m)
casement window to the side elevation and partially glazed window to the rear elevation. A combination of wall and base units incorporating working surface, stainless steel sink unit with draining board.

FIRST FLOOR

LANDING: 16' 3'' x 7' 4'' (4.95m x 2.23m)
doors open to all bedrooms, bathroom and separate wc. Lightwell and original fitted storage cupboards off of the upper mezzanine and into attic and loft room, ceiling cornicing, ceiling rose, radiator.

BEDROOM 1: 18' 5'' x 13' 11'' (5.61m x 4.24m)
three sash windows to the front elevation, ceiling cornicing, radiator, wash hand basin.

BEDROOM 2: 15' 6'' x 14' 2'' (4.72m x 4.31m)
two large sash windows to the rear elevation, ceiling cornicing, radiator.

BEDROOM 3: 14' 0'' x 10' 1'' (4.26m x 3.07m)
sash window to front elevation, ceiling cornicing.

BEDROOM 4: 14' 9'' x 10' 10'' (4.49m x 3.30m)
sash window to the rear elevation, wash hand basin.

BEDROOM 5: 14' 0'' x 10' 11'' (4.26m x 3.32m)
sash window to rear elevation.

LOFT ROOM: 10' 0'' x 6' 8'' (3.05m x 2.03m)
internal window through to the attic.

ATTIC: 13' 10'' x 8' 7'' (4.21m x 2.61m)
storage under the eaves and skylight.

BATHROOM: 7' 4'' x 5' 5'' (2.23m x 1.65m)
partially opaque glazed sash window to the side elevation, pedestal wash hand basin, cast iron enamel bath, tiled walls, radiator.

SEPARATE WC: 6' 9'' x 3' 0'' (2.06m x 0.91m)
opaque casement window to rear elevation, low level wc.

CELLAR
In total there are three cellar rooms with ceiling height of approx. 6’11”/2.11m

Room 1: 20' 3'' x 4' 6'' (6.17m x 1.37m)
casement window to the rear elevation.

Room 2: 11' 1'' x 7' 10'' (3.38m x 2.39m)
casement window and door to the rear elevation.

Room 3: 7' 11'' x 4' 6'' (2.41m x 1.37m)
old coal hole.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING: 31' 0'' x 14' 0'' (9.44m x 4.26m)
off street parking for one vehicle laid with attractive Victorian tiles. The remainder is laid as lawn with well stocked flower, shrub and tree borders.

REAR GARDEN: 31' 0'' x 27' 0'' (9.44m x 8.22m)
lawned rear garden with well stocked borders with a variety of shrubs, flowers and herbs. Well maintained stone wall to all three sides, access through to the entrance vestibule. Steps down to the cellars. Garden shed with outside tap.

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: G

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.