GROUND FLOOR

APPROACH:
via stone pillars and Victorian brick tiled pathway leading beside the front garden and approaching the main entrance to the property.

ENTRANCE VESTIBULE: 6' 2'' x 4' 10'' (1.88m x 1.47m)
high ceilings with original ceiling cornicing, picture rail, wood flooring with inset floor mat, part stained glass period door leading through into:-

ENTRANCE HALLWAY: 19' 3'' x 6' 2'' (5.86m x 1.88m)
a generous welcoming entrance hallway with high ceilings, original ceiling cornicing, staircase rising to first floor landing. Doors leading off to sitting room, dining room/reception 2, kitchen and butler’s pantry/store. Further door accessing a staircase down to the cellar.

SITTING ROOM: 15' 11'' x 14' 11'' (4.85m x 4.54m)
a wide bay fronted room with high ceilings, original ceiling cornicing. Period fireplace with inset tiles, white marble surround and mantle and tiled hearth. Radiators, aerial. Three sash windows to front.

DINING ROOM/RECEPTION 2: 14' 1'' x 13' 10'' (4.29m x 4.21m)
a good sized reception room with plenty of natural light provided by the glazed French doors to rear accessing the rear garden. There are high ceilings with ceiling cornicing, central ceiling rose and picture rail. Feature fireplace, radiator.

BUTLER’S PANTRY/STORE: 12' 8'' x 4' 3'' (3.86m x 1.29m)
a practical walk-in storage room with original Victorian sideboard with open shelving over, sash window to front and ample space for bicycle storage etc.

KITCHEN: 14' 0'' x 10' 0'' (4.26m x 3.05m)
a fitted pine kitchen comprising base and eye level cupboards and drawers with laminated worktop over and inset 1 ½ bowl sink and drainer unit. Attractive period style fireplace with original built-in cupboards to chimney recesses. Sash window to rear, door accessing:-

UTILITY ROOM: 10' 2'' x 6' 8'' (3.10m x 2.03m)
base units with worktop and inset sink over, wall mounted Worcester gas boiler, plumbing and appliance space for washing machine and dryer, door accessing a downstairs wc and part glazed door to rear accessing the rear garden.

FIRST FLOOR

LANDING:
a spacious landing with plenty of natural light provided by the high level lightwell. Doors lead off to bedroom 1, bedroom 2, bedroom 3 (off the lower mezzanine landing) and bedroom 5. Further doors access a bathroom and a half flight of stairs leading up to bedroom 4.

BEDROOM 1: 15' 11'' x 12' 0'' (4.85m x 3.65m)
a good sized double bedroom with high ceilings, ceiling cornicing, period fireplace, wide bay to front comprising three sash windows, radiator, pedestal wash basin.

BEDROOM 2: 14' 5'' x 13' 11'' (4.39m x 4.24m)
a good sized double bedroom with high ceilings, ceiling coving. Original fireplace with white marble surround and mantel. Two sash windows to rear overlooking the rear and neighbouring gardens, radiator.

BEDROOM 3: 14' 0'' x 10' 1'' (4.26m x 3.07m)
a double bedroom with original cast iron fireplace, sash window to rear, radiator, low level doors accessing understairs storage space.

BEDROOM 4: 14' 6'' x 10' 2'' (4.42m x 3.10m)
a double bedroom with stairs rising into it from the main first floor landing, low level sash window to rear, pretty period fireplace, radiator, high level hatch accessing the loft storage space.

BEDROOM 5: 12' 3'' x 7' 1'' (3.73m x 2.16m)
a single bedroom with high ceilings, ceiling coving, radiator, sash window to front.

BATHROOM/WC:
white suite comprising panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, sash window to front, chrome effect heated towel rail, part tiled walls with mosaic tiled border.

STORAGE CELLARS
There is cellar space running beneath the entrance hallway and front half of the house with approx. ceiling height of 5’9”/1.75m. This space requires updating if to be used for storage or hobby space, but has potential and has its own independent entrance from the front, as well as housing the fuse box and meters for electrics and gas.

OUTSIDE

FRONT GARDEN:
enclosed walled front garden containing various shrubs and trees.

REAR GARDEN: 30' 0'' x 24' 0'' (9.14m x 7.31m)
a level south-easterly facing rear garden framed with attractive stone boundary walls and containing a mature pear tree, garden shed, outdoor tap and two paved seating area attracting much of the day’s sunshine.

PARKING:
the property falls within the Cotham (CM) parking permit zone area and parking permits are available from Bristol City Council at a modest annual cost.

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. We understand that there is a perpetual yearly rent charge of £7.0s.0d p.a.. This information should be checked by your legal adviser.

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

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.