GROUND FLOOR

APPROACH:
via garden gate and pathway leading through front garden to the main front door to the property.

ENTRANCE VESTIBULE:
high ceilings with coving and picture rail, built in cloaks cupboard, meter cupboard and part glazed double doors with glazed panels beside and over leading through to:

RECEPTION HALLWAY: 16' 2'' x 10' 0'' inclusive of staircase (4.92m x 3.05m)
an impressive wide reception hallway with period staircase leading to first floor landing, plenty of natural light provided by door and stained glass windows above the staircase, high ceilings with original coving and picture rail, radiator, understairs storage cupboard and doors leading off to kitchen/dining room, sitting room and conservatory.

SITTING ROOM: 23' 8'' max into bay x 18' 6'' max into chimney recess (7.21m x 5.63m)
impressive sitting room with high ceilings, ceiling coving and rose, picture rail, wide bay to front comprising 4 double glazed sash style windows, exposed stripped and gap filled floor boards, feature fireplace with wood burning stove and wood surround, radiators and double glazed doors leading through to:

CONSERVATORY: 24' 7'' x 13' 8'' max into bay narrowing to 7'6" (7.49m x 4.16m/2.29m)
large conservatory connecting the sitting room and the entrance hallway through to the garden, double glazed windows, slate tiled floor and double doors accessing rear garden.

KITCHEN/DINING ROOM: 35' 9'' max into bay x 17' 0'' max into chimney recess (10.89m x 5.18m)
reducing to 10’6” in kitchen area (3.20m) impressive through kitchen/dining room providing a sociable hub of the house with a modern fitted kitchen comprising base level cream units with wood block worktop over and stone tiled floor, inset 1½ bowl sink and drainer unit, plumbing and appliance space for dishwasher and American style fridge, appliance space for range cooker, exposed stripped floor boards in dining area, high ceilings with ceiling coving, picture rail and rose, wide bay to front comprising 4 double glazed sash style windows, feature fireplace with gas coal effect fire and wood surround, doors lead off to rear lobby (which in turn leads through to utility/wc) and further door accesses walk in larder cupboard with built in shelving and appliance space for freezer.

REAR LOBBY:
double glazed door to side providing a handy side entrance to the house, stone tiled floor and door through to:

UTILITY/WC: 6' 0'' x 6' 0'' (1.83m x 1.83m)
base level unit with worktop and sink over, plumbing for washing machine, wc, wall mounted Vaillant gas boiler, tiled floor and window to side.

FIRST FLOOR

LANDING:
split landing with doors off to bedroom 1, bedroom 2, bedroom 3, family bathroom/shower/wc, bedroom 4 and bedroom 5/study.

BEDROOM 1: (front) 17' 1'' max into chimney recess x 17' 0'' (5.20m x 5.18m)
large double bedroom with high ceiling, ceiling coving and picture rail, exposed stripped gap filled floor boards, 3 double glazed sash style windows to front, built in wardrobes, further double glazed window to side, radiators and door accessing:

En Suite Shower Room/wc: 8' 3'' x 3' 3'' (2.51m x 0.99m)
white suite comprising shower enclosure with system fed shower, low level wc and pedestal wash basin with tiled splashback, small double glazed window to front, heated towel rail, inset spotlights, extractor fan and tiled floor.

BEDROOM 2: (front) 15' 5'' x 8' 3'' (4.70m x 2.51m)
double glazed windows to front, ceiling coving, picture rail, exposed stripped gap filled floor boards and radiator.

BEDROOM 3: (rear) 18' 0'' max x 11' 4'' (5.48m x 3.45m)
ceiling coving, picture rail, 2 double glazed windows to rear, radiator and exposed stripped gap filled floor boards.

FAMILY BATHROOM/SHOWER/WC: 9' 0'' x 8' 0'' (2.74m x 2.44m)
white suite comprising double ended bath with central mixer taps, over-sized corner shower enclosure with system fed shower and recessed shelf, low level wc with concealed cistern, wash hand basin set within tiled counter, shaver point, stone tiled flooring, inset spotlights, extractor fan and obscured double glazed window to front.

BEDROOM 4: 11' 2'' max reducing to 8'8* x 10' 8'' (3.40m/2.64m x 3.25m)
double glazed window to rear overlooking rear garden, picture rail, radiator and part glazed door through to inner lobby which connects through to second bathroom and bedroom 5/study.

BEDROOM 5/STUDY: 8' 7'' x 7' 2'' (2.61m x 2.18m)
window to side and loft hatch.

BATHROOM/WC NO. 2: 6' 9'' x 6' 0'' (2.06m x 1.83m)
white suite comprising panelled bath with chrome effect mixer taps and shower attachment, low level wc and pedestal wash basin, tiled walls and obscured double glazed windows to side.

OUTSIDE

GARDENS:

Front:
courtyard front garden mainly laid to stone chippings with central pathway leading to the front door, high level laurel hedge providing privacy and screening from traffic, pathway leading to the side straight through to the rear garden via lockable gate.

Rear: aprox 50' 0'' x 50' 0'' total plot inc parking area (15.23m x 15.23m)
level south westerly facing rear garden with patio seating area closest to the property, generous lawned section, flower borders containing various plants, herbs and shrubs, gated access to side and gate through to parking area. The outside space is currently divided approx 50% for the garden and 50% for the parking area. This could be landscaped to create a larger garden and still provide off street parking and garaging, if one chooses.

Alternatively, there may also be potential to develop this space and create maybe a studio, outbuilding or even a separate dwelling (subject to necessary consents).

PARKING & GARAGING:
remote controlled electric sliding gate leading off Coldharbour Road provides access into a gravelled parking area with ample off street parking for several vehicles leading to a garage (approx 18’0” x 12’0”) (5.49m x 3.66m) and insulated timber shed/work shed with power and light.

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.