GROUND FLOOR

APPROACH:
via block paved driveway affording off road parking for three vehicles. The driveway continues up to the main front door of the property and there is also handy gated side access to the left hand side of the building up to the storage garage and rear garden.

ENTRANCE VESTIBULE: 7' 8'' x 2' 10'' (2.34m x 0.86m)
high ceilings with ceiling coving, picture rail, low level meter cupboard, original tiled floor, original part stained glass door with stained glass panels beside and over. This door leads through into the main entrance hallway.

ENTRANCE HALLWAY: 15' 9'' x 7' 8'' (4.80m x 2.34m)
a welcoming entrance hallway with original staircase ascending to the first floor landing, wood laminated flooring, radiator, thermostat for central heating, inset spotlights. Doors leading off to sitting room, reception 2/family room and kitchen/breakfast room. Further doors access a ground floor cloakroom/wc and low level understairs storage cupboard.

SITTING ROOM: 17' 7'' x 14' 3'' (5.36m x 4.34m)
a generous bay fronted sitting room with high ceilings, ceiling coving, feature fireplace, wide bay to front comprising double glazed windows. Radiators and television point.

RECEPTION 2/FAMILY ROOM: 17' 2'' x 12' 0'' (5.23m x 3.65m)
a good sized family room with glazed double doors flowing through into a conservatory, which also connects through to the kitchen/breakfast room, creating a sociable and practical ground floor layout. The family room enjoys high ceilings with ceiling coving, a feature fireplace, built-in bookcasing to chimney recess, wood flooring and radiator.

KITCHEN/BREAKFAST ROOM: 20' 8'' x 9' 11'' (6.29m x 3.02m)
a modern fitted kitchen comprising base and eye level gloss light blue units including a capacious pull-out larder unit with quartz worktop over and inset 1 ½ bowl ceramic sink and drainer unit. Integrated appliances including double eye level ovens, induction hob with chimney hood over and a dishwasher. Two large Velux skylight windows, double glazed window facing south-west to the rear and overlooking the rear garden provide plenty of natural light to the kitchen/breakfast room, as do the further double doors to the side. Part glazed door connects through to conservatory/dining room. Further door accesses a wonderful Walk-In Pantry (6’4” x 4’5”) (1.93m x 1.35m) giving access to a sizeable storage space over the entrance to the kitchen, built-in shelving, a Belfast sink and a gas central heating boiler (approx. 4 years old).

CONSERVATORY/DINING ROOM: 11' 11'' x 11' 8'' (3.63m x 3.55m)
a good sized conservatory with a lovely south-westerly facing orientation with central double doors accessing the sunny rear garden, tiled flooring. Double doors connecting back to reception 2/family room.

CLOAKROOM/WC:
low level wc, small window to side, glass bowl sink with tiled splashbacks, radiator.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 and family bathroom. Further door accesses a generous Airing Cupboard with built-in slatted shelving and a radiator. Staircase continues up to the second floor.

BEDROOM 1: 16' 10'' x 14' 3'' (5.13m x 4.34m)
a large principal bedroom with bay to front comprising double glazed windows, lovely high ceilings, radiator, door accessing:-

Ensuite Shower Room/WC: 7' 7'' x 6' 1'' (2.31m x 1.85m)
walk-in shower enclosure, low level wc, wash hand basin set into a cabinet with storage cupboards, shelving and mirror over.

BEDROOM 2: 12' 0'' x 10' 7'' (3.65m x 3.22m)
a double bedroom with high ceilings, original fireplace, double glazed windows to rear offering a lovely outlook over rear and neighbouring gardens, wardrobe (included in sale), picture rail, radiator.

BEDROOM 3: 9' 2'' x 8' 5'' (2.79m x 2.56m)
perfect as a child’s bedroom or work place from home, this bedroom has double glazed windows to front, high ceilings, picture rail, radiator, built-in corner desk and shelving.

BEDROOM 4: 9' 10'' x 8' 4'' (2.99m x 2.54m)
high ceilings, double glazed window to rear, radiator. Large wardrobe with sliding doors, hanging space and built-in drawers (included in sale).

BATHROOM/WC:
white suite comprising panelled bath, low level wc with concealed cistern, wash hand basin with storage cabinet beneath, part tiled walls, heated towel rail, inset spotlights, extractor fan and double glazed window to side.

SECOND FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and stairwell. Door accessing an inner hallway, which in turn has doors off to bedroom 5, bedroom 6 and a further shower room/wc.

BEDROOM 5: 16' 6'' x 9' 3'' (5.03m x 2.82m)
a loft converted double bedroom with double glazed windows to rear overlooking the south-westerly facing rear garden, radiator. Further Velux skylight window and low level door accessing eaves storage space.

BEDROOM 6: 11' 4'' x 11' 1'' (3.45m x 3.38m)
a loft converted bedroom with double glazed windows to front, radiator, built-in wardrobe.

SHOWER ROOM/WC:
white suite comprising shower enclosure with Mira Sport electric shower, low level wc, corner wash hand basin, heated towel rail, extractor fan, part tiled walls, Velux skylight window.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property enjoys a wide frontage which has been landscaped to afford plenty of off road parking with enough space for three vehicles side by side. There is a flower border closest to the property and gated access for the continued driveway running up the left hand side of the building, which leads to the garage and rear garden.

STORAGE GARAGE: 16' 3'' x 9' 7'' (4.95m x 2.92m)
a good sized storage garage with pitched roof and two Velux skylight windows, plumbing for washing machine and additional appliance space, as well as power, lighting and built-in shelving.

REAR GARDEN: 40' 0'' x 30' 0'' (12.18m x 9.14m)
a two-tiered rear garden with a glorious south-westerly facing orientation, with the lower section being a paved seating area closest to the property. Steps ascend into the main portion of the garden which is mainly laid to stone chippings with well stocked flower borders containing various shrubs, roses and trees, including an established acer and a fig tree. Further seating area allows enjoyment of the afternoon and early evening sunshine. Gated access to the side courtyard garden providing a useful additional outdoor space, which is gated off from the front driveway and leads to the storage garage.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
carpets and curtains are included in the sale, as well as items mentioned in these particulars. 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 with 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.