GROUND FLOOR

APPROACH:
from the pavement pass through electronically operated metal double gates which open onto driveway and follow the stone path up to the solid wooden front door with stained glass upper and side panes.

RECEPTION HALL:
ceiling cornice and centre rose, picture rail, engineered oak flooring, radiator, extensive understairs storage for coats and further shelving including pull out shoe drawers, further cupboard housing electricity meters and services.

SITTING ROOM: (23' 9'' max into bay x 15' 0'' max into bay) (7.23m x 4.57m)
ceiling cornice and centre rose, picture rail, two large wide bays each with three sash windows. Period style fireplace with stone surround with gas flame effect fire. Useful cupboards and shelving to chimney recesses, radiator.

OPEN PLAN FAMILY LIVING SPACE:
wonderful open plan family living accommodation comprising large kitchen/dining area, snug and study, with an open width of 9.3 metres. Measured and described separately as follows:-

Snug/Study: (23' 9'' max into bay x 12' 10'' max) (7.23m x 3.91m)
oak engineered flooring, three sash bay window overlooking the garden. Stuv wood burner with glass guillotine (doubling as an open fire) with hearth. Glass fronted cabinets with display shelving with cupboards beneath to each of the chimney recesses, wide opening and step down into:-

Kitchen/Dining Room: (20' 1'' x 17' 0'') (6.12m x 5.18m)
good range of base and wall mounted units with quartz composite worksurfaces and inset 1 ½ bowl stainless steel sink unit with drainer and mixer tap, further Quooker boiling water tap, tiled splashbacks and under-cupboard lighting, integrated dishwasher, Neff double oven and two further combi ovens (one a steamer and the other microwave), large island unit with centrally located 5 burner gas hob with stainless steel ceiling extractor, breakfast bar, extensive drawer accommodation and further drinks fridge. Large recess which would accommodate an American style double door fridge and door opens to useful shelved larder. The kitchen/dining room offers plenty of space for a large dining table, has underfloor heated engineered oak floorboards, and benefits from a wonderful light atmosphere created by two large Velux double glazed ceiling skylights and exceptional floor to ceiling height double glazed sliding doors which then open out onto the deck and garden.

UTILITY:
tiled floor, plumbing for washing machine, domed ceiling roof light. Pocket door to boiler cupboard with Worcester gas boiler and large hot water tank. Further utility shelving. Door leads out to the garden.

BATH/SHOWER ROOM/WC:
fully tiled walls and underfloor heated tiled floor, white suite comprising cantilevered wc with concealed cistern, panelled bath with centrally located tap fittings and outlets, wall mounted wash hand basin with storage unit beneath and mixer tap, range of mirror fronted medicine cabinets. Walk-in wet room style shower with drench rose, further handheld shower attachment and glazed screen. Ceiling downlighters, domed ceiling roof light, heated towel rail, extractor fan, useful shelved linen cupboard.

FIRST FLOOR

LANDING:
radiator, doors lead off the landing to all rooms on this floor and also staircase rises to open plan loft.

BEDROOM 1: (front) (12' 10'' x 12' 1'') (3.91m x 3.68m)
sash windows to two elevations, picture rail. Period fireplace with marble surround and cast iron insert. Built-in cupboards with hanging rail and storage accommodation, radiator. Door opens into En-Suite Shower Room/WC (referred to later as the family shower room/wc) with 'jack and jill' entrance doors.

BEDROOM 2: (side) (11' 11'' x 10' 6'') (3.63m x 3.20m)
picture rail, sash window to side elevation, built-in wardrobes with storage cupboards above. Period style fireplace with surround and cast iron insert. Radiator.

BEDROOM 3: (front) (11' 11'' x 10' 0'') (3.63m x 3.05m)
picture rail, sash windows to two elevations, radiator.

BEDROOM 4: (side) (12' 11'' x 8' 3'') (3.93m x 2.51m)
picture rail, double glazed wooden sash window to side elevation. Period fireplace with cast iron insert. Built-in wardrobe with storage cupboard above, radiator.

FAMILY SHOWER ROOM/WC:
white suite with low level wc, wash hand basin set in unit with cupboards beneath, large shower cubicle with sliding glazed doors and mains fed shower. Fully tiled walls and underfloor heated tiled floor. Halogen downlighters, stained glass sash window to front elevation, door back into bedroom 1.

OPEN LOFT: (19' 9'' x 15' 7'') (6.02m x 4.75m)
open loft with staircase, three double glazed Velux ceiling skylights, extensive built-in cupboards and shelving to eaves. Radiator.

OUTSIDE

GARDENS:
a wonderful southerly facing garden with open side aspects affording a good deal of sunshine throughout the day. Behind high hedges and boundary walls there is an extensive lawned garden with sizeable al fresco dining/entertaining area with Indian sandstone patio, Iroko hardwood decking and barbecue station with shelving and space for barbecue with stainless steel sink, as well as a sunken hot tub behind Iroko wooden fenced screening. The garden also has an outside tap, a useful storage shed (with external measurements of 16'0 x 6'10 (4.88m x 2.08m) and a further bike store.

PARKING:
Driveway parking for three cars in front of the house.

PLOT DIMENSIONS:
the plot is triangular in shape with the following approximate boundary length measurements - 145ft x 130ft x 65ft (44.20m x 39.62m x 19.81m)

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 with your legal adviser.

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

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.