GROUND FLOOR

APPROACH:
from the pavement dwarf brick walling with galvanised steel balustrade and pedestrian gate opening onto a brick pathway leading to front entrance. Solid oak front door with fanlight and wall mounted external light to one side, opening to:-

ENTRANCE HALL:
a welcoming entrance with entrance mat seamlessly blending with engineered oak flooring, inset ceiling downlighters, turning staircase ascending to first floor landing with handrail, square edged skirting boards, doors leading to cloakroom/wc, kitchen/breakfast room and sitting room.

CLOAKROOM/WC:
low level wc with concealed cistern, wall mounted wash hand basin with mixer tap and splashback tiling, inset ceiling downlighters, extractor fan, built in mirror, door to understairs storage cupboard, engineered oak flooring with underfloor heating, square edge skirting boards.

SEMI OPEN PLAN KITCHEN/BREAKFAST/SITTING ROOM:
measured and described separately as follows:

Kitchen/Breakfast Area: 15' 6'' x 11' 7'' (4.72m x 3.53m)
comprehensively fitted with a matching range of gloss handleless soft closing wall, base and drawer units with roll edged Corian work surface over with inset sink, mixer tap and indented draining board, matching upstand, integrated appliances include electric waist height oven, 4 ring gas hob with glass splashback, extractor hood, dishwasher and tall fridge/freezer, large breakfast bar which would comfortably seat 8 people with Corian worktop over, inset ceiling downlighters, ceiling light point, double glazed window overlooking the rear elevation, large double glazed sash window overlooking the side courtyard, sliding door leading to utility. Underfloor heating.

Utility: 6' 4'' x 4' 8'' (1.93m x 1.42m)
space and plumbing for washing machine and tumble dryer, integrated microwave, inset ceiling downlighters, double glazed door leading out onto rear/side courtyard, engineered wood flooring throughout with underfloor heating. From the kitchen/breakfast room a large square opening leads into:-

Sitting Room: 14' 9'' x 16' 4'' (4.49m x 4.97m)
box bay window to front and side elevations comprising 7 sash windows, ceiling light point, telephone and Virgin Media point, engineered oak flooring throughout with underfloor heating, square edge skirting boards.

FIRST FLOOR

LANDING:
turning staircase ascending to the second floor landing with handrail, inset ceiling downlighters, square edged skirting boards. Doors leading to bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 2: 12' 11'' x 9' 10'' (3.93m x 2.99m)
a double bedroom with virtually full height box bay window to front and side elevations comprising 7 double glazed sash windows, ceiling light point, radiator, square edged skirting boards.

BEDROOM 3: 11' 3'' x 9' 8'' (3.43m x 2.94m)
a double bedroom with large double glazed sash window overlooking the side elevation, ceiling light point, radiator, square edged skirting boards.

BEDROOM 4: 11' 0'' x 8' 6'' (3.35m x 2.59m)
large double glazed sash window overlooking the front elevation, ceiling light point, radiator, square edged skirting boards.

FAMILY BATHROOM/WC:
low level wc with concealed cistern, wall mounted wash hand basin, double shower enclosure with waterfall shower and detachable hand held shower over, panelled bath, obscure double glazed window to the rear elevation, inset ceiling downlighters, extractor fan, part tiled walls, wall mounted towel radiator, shaver socket, tiled flooring.

SECOND FLOOR

LANDING:
plenty of natural light via Velux style window to the rear elevation, inset ceiling downlighters. Airing Cupboard housing wall mounted Baxi gas fired combination boiler, wooden slatted shelving, doors leading to bedroom 1 and shower room/wc.

BEDROOM 1: 17' 5'' x 13' 10'' (5.30m x 4.21m)
wide dormer window to the front elevation comprising 4 double glazed sash windows, 2 radiators, ceiling light point, useful eaves storage cupboards, square edged skirting boards.

SHOWER ROOM/WC:
built in shower cubicle with waterfall shower plus detachable hand held shower over, low level wc with concealed cistern, wall mounted wash hand basin, built in mirror, inset ceiling downlighters, extractor fan, Velux skylight, tiled surrounds, wall mounted towel radiator, shaver socket, tiled flooring, square edged skirting boards.

OUTSIDE

FRONT COURTYARD:
small area mainly laid to chippings for ease of maintenance with shrub border, space for bins/recycling, dwarf walls with galvanised steel railings, steel gate opening into side courtyard.

SIDE COURTYARD: 22' 9'' x 13' 2'' (6.93m x 4.01m)
a useful and low maintenance outside space mainly laid to wooden decking with raised borders housing a variety of mature shrubs and bushes.

REAR COURTYARD: 21' 7'' x 6' 2'' (6.57m x 1.88m)
mainly laid to chippings with outdoor lights, power and tap. Both side and rear courtyard are enclosed by brick and rendered walls.

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.