GROUND FLOOR

APPROACH:
via pathway leading beside courtyard front garden to the covered entrance and main front door to the property.

ENTRANCE VESTIBULE: 4' 10'' x 3' 7'' (1.47m x 1.09m)
high ceilings with original cornicing, attractive original stained glass panel over the front door, dado rail, alarm control panel, exposed stripped floorboards and part glazed stripped period door leading through into the main entrance hallway.

ENTRANCE HALLWAY:
high ceilings with original cornicing, staircase rising to first floor landing, exposed stripped floorboards, radiator and doors off to sitting room and dining room/reception 2. A half flight of stairs descends down into the kitchen/breakfast room.

SITTING/DINING ROOM:
a large sociable through lounge/dining room with a max measurement of 28’4”/8.64m into bay but measured and described in two sections as follows:

Sitting Room: 16' 0'' x 11' 8'' (4.87m x 3.55m)
an elegant bright sitting room with wide bay window to front comprising 3 double-glazed sash windows with pretty stained glass panels over, period style cast iron fireplace with white marble surround and slate hearth, exposed stripped floorboards, built in cabinet and book shelving to chimney recess, high ceiling with original cornicing and picture rail and tall folding period doors creating a wide wall opening through to the dining room/reception 2.

Dining Room/Reception 2: 12' 1'' x 10' 0'' (3.68m x 3.05m)
large double-glazed sash window to rear looking out towards the rear garden, high ceilings with original cornicing and picture rail, period display cabinet to chimney recess and built in book shelving, attractive cast iron period style fireplace with white marble surround and slate hearth, exposed stripped floorboards and radiator.

KITCHEN/BREAKFAST ROOM: 22' 4'' x 9' 5'' (6.80m x 2.87m)
a built-in Shaker-style kitchen with hand painted units and wood block work top over, inset ceramic 1½ bowl sink and drainer unit, integrated stainless steel NEFF oven with 4 ring gas hob and extractor fan over. Further appliance space and plumbing for American-style fridge/freezer, washing machine and dishwasher. Modern wall mounted Worcester gas boiler, tiled flooring, feature chimney recess, original built-in dresser with cupboards and drawers below and shelved glass display cupboards over, 2 windows to side elevation, a window to rear elevation, part glazed door to rear accessing rear garden and further door accessing the storage cellars.

FIRST FLOOR

LANDING:
spacious landing with the staircase continuing up to the second floor landing, exposed painted floorboards, plenty of natural light flooding through from a large Velux skylight window over. Doors lead off to bedroom 1, large family bathroom/shower/wc. Doors off the lower mezzanine landing to bedroom 4 and separate cloakroom/wc.

BEDROOM 1: 16' 0'' x 11' 0'' (4.87m x 3.35m)
wide bay to front comprising 3 double-glazed sash windows, high ceilings with ceiling coving and picture rail, attractive period cast iron fireplace with slate hearth, exposed stripped floorboards, radiator and door accessing:

Ensuite Shower Room: 6' 6'' x 4' 9'' (1.98m x 1.45m)
tastefully refurbished ensuite shower room/wc with walk-in wet room style shower, with recessed alcove shelf, wall mounted mixer tap and stone tiled walls with fixed glass shower screen, wall mounted wash basin with inset grey drawers beneath, stone tiled walls and floor, heated towel rail, extractor fan, and double-glazed sash window to front.

BEDROOM 4: 11' 9'' x 10' 1'' (3.58m x 3.07m)
sash window to rear, high ceilings with picture rail, exposed floorboards, attractive period cast iron fireplace with slate hearth, corner storage cupboard, radiator and exposed floorboards.

CLOAKROOM/WC:
low level wc, wall mounted wash basin with tiled splashbacks and a louvre window to side.

FAMILY BATHROOM/SHOWER/WC: 11' 10'' x 10' 0'' (3.60m x 3.05m)
a generous family bathroom with a white suite comprising roll top claw foot bath with mixer taps and shower attachment, oversized walk in shower enclosure with dual headed system fed shower, low level wc, pedestal wash basin, slate flooring, attractive period fireplace, picture rail, radiator, inset spotlights, extractor fan and sash window to rear.

SECOND FLOOR

Landing
doors off to bedroom 2 and bedroom 3 (off mezzanine landing, skylight window provides natural light through the landing and stairwell.

BEDROOM 2: 15' 9'' x 10' 2'' (4.80m x 3.10m)
double bedroom with pretty windows to front and an attractive period fireplace. Radiator, door accessing generous loft storage space and doorway leading through into adjoining dressing area with built-in hanging rail and shelving.

Dressing Area: 5' 7'' x 4' 9'' (1.70m x 1.45m)
useful walk-in dressing area with built in hanging rail and shelving and skylight window over.

BEDROOM 3: 14' 9'' x 10' 1'' (4.49m x 3.07m)
double bedroom with built in wardrobe with storage cupboards over and open shelving beside, pretty period fireplace, radiator and double-glazed sash window to rear.

OUTSIDE

REAR GARDEN: 16' 0'' x 14' 0'' (4.87m x 4.26m)
stylish landscaped city garden mainly laid to paving with built-in bench seat and rendered walls behind and raised flower borders. Exposed brick walls with slatted hard wood fencing over with built-in wall lighting. Side return courtyard mainly laid to slate chippings.

CELLAR STORAGE:
there is a useful cellar space accessed off the kitchen running beneath the entrance hallway providing excellent storage for bicycles etc. There is also the fuse box and meters for gas and electrics.

RESIDENTS PARKING:
the property has recently become part of the Redland parking permit scheme area and annual permits are available from the council for a modest annual fee.

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 such as carpets etc. 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.