GROUND FLOOR

APPROACH:
from the pavement pass between brick piers, across the driveway and follow the path through the front garden up to the solid wooden front door with decorative stained glass side reveals.

PORCH:
tiled floor, door opens into:-

RECEPTION/DINING HALL: (18' 4'' into chimney recess x 13' 11'') (5.58m x 4.24m)
ceiling coving, period fireplace with brick surround and gas flame effect fire, solid oak parquet floor, secondary glazed Crittall windows to the front and rear elevations, 2 radiators, doors radiate off to the sitting room, study/snug, kitchen/breakfast room, cloakroom/shower room and staircase rises to the first floor landing.

SITTING ROOM: (17' 7'' x 13' 9'' into chimney recess) (5.36m x 4.19m)
ceiling coving, Crittall windows with secondary glazing to two elevations and further upvc double glazed door leading out onto the rear elevation. Fireplace with stone surround with gas flame effect fire and tiled hearth, built in storage and display shelving, 2 radiators.

STUDY/SNUG: (12' 6'' x 10' 4'') (3.81m x 3.15m)
ceiling coving, Crittall windows with secondary glazing to two elevations, radiator, solid oak parquet floor. Range of storage cupboards with bookshelves above.

KITCHEN/BREAKFAST ROOM: (19' 0'' x 10' 2'') (5.79m x 3.10m)
range of base and wall mounted units with wooden work surfaces and 1½ bowl stainless steel sink unit with drainer and mixer tap, space for electric cooker, plumbing for washing machine, space for fridge and freezer, Baxi Solo boiler, useful shelved larder cupboard, space for table and chairs and Crittall windows to two elevations and double glazed door leads out to the car port.

CLOAKROOM/SHOWER ROOM/WC:
low level wc, Crittall window and further anti room with shower cubicle with mains fed shower and concertina shower door, wall mounted wash hand basin with tiled surround and Crittall window, door to useful understairs storage area which also houses the electricity meter and fuse board.

FIRST FLOOR

LANDING:
doors radiate off to all rooms on this floor and Crittall windows with secondary glazing to two elevations, radiator.

BEDROOM 1: (17' 7'' x 13' 9'') (5.36m x 4.19m)
Crittall windows with secondary glazing to three elevations, built in wardrobes and dressing area with drawers beneath, 2 radiators, sink unit with splashback and cupboard, ceiling coving.

BEDROOM 2: (12' 0'' x 10' 4'') (3.65m x 3.15m)
Crittall window to front elevation, radiator, range of built in wardrobes.

BEDROOM 3: (10' 2'' x 8' 6'') (3.10m x 2.59m)
Crittall windows to two elevations, radiator and built in storage cupboards.

BEDROOM 4: (10' 2'' x 8' 6'') (3.10m x 2.59m)
Crittall windows to two elevations, radiator.

BEDROOM 5: (10' 4'' x 7' 7'') (3.15m x 2.31m)
Crittall window to front elevation, radiator and recessed storage cupboard.

FAMILY BATHROOM:
coloured suite comprising panelled bath with Mira mains fed shower over with tiled surround and shower shield, pedestal wash hand basin, Crittall window to side elevation with frosted glass, heated towel rail, Airing Cupboard housing hot water tank and linen shelving, ceiling hatch provides loft access with drop down ladder.

SEPARATE WC:
low level wc with small casement side window with secondary glazing.

OUTSIDE

DRIVEWAY:
block paviour driveway with parking for at least 3 cars, the latter of which is under a carport which in turn leads to the garage.

GARAGE: (31' 9'' x 11' 1'') (9.67m x 3.38m)
roller shutter electronically operated door, power and light, tandem length garage with window to the rear.

GARDENS:
delightful, well-stocked and tended gardens surround the property with areas of lawn interspersed with deep flower beds containing a plethora of specimen shrubs, flowering plants, bushes and trees - this is a gardener’s dream. The house sits up above the road with beautiful front and side gardens which lead round to a large (circa 85ft x 75ft ) rear garden with patio area closest to the house and many other sitting out spots throughout the garden and with a summer house. An established and beautiful haven.

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.