GROUND FLOOR

APPROACH:
there is a wrought iron veranda with part multi-paned wooden door, opening to:-

ENTRANCE HALL:
slate flagged flooring, moulded skirtings, radiator, wall light point. Door with turning staircase ascending to the first floor. Doors to:-

KITCHEN/DINING ROOM: 13' 5'' x 11' 4'' (4.09m x 3.45m)
a continuation of the slate flagged flooring. Base level cabinet and drawers, solid roll edged wooden worktop surface with mosaic effect splashback tiling, wall mounted shelving, undermount Belfast style sink with swanneck mixer tap, integral double oven and 4 ring gas hob, space for tall fridge/freezer, multi-paned sash window to front elevation.

SITTING ROOM: 13' 6'' x 13' 5'' (4.11m x 4.09m)
central period fireplace with open fire, stone slips, slate hearth and ornately carved mantelpiece. Panelled surround to the fireplace and recessed cupboards to either side. Exposed wooden floorboards, moulded skirtings, simple moulded cornicing, multi-paned sash window to the front elevation, radiator. Double doors with moulded architraves, opening to:-

GARDEN ROOM: 19' 7'' x 12' 11'' (5.96m x 3.93m)
high sloping ceiling with exposed beams and 4 Velux windows to the rear elevation. Double glazed sliding doors with panels to either side overlooking and opening externally to the garden. Stone flagged flooring, wall and ceiling slight points, radiator. Ornate arched double doors opening to:-

LIBRARY: 15' 6'' x 13' 9'' (4.72m x 4.19m)
high sloping ceiling with exposed beams and 2 Velux windows to the rear elevation, 3 sash windows overlooking the garden, raised height windows to the side elevation, generous fitted book shelving, radiator, ceiling and wall light points.

CLOAKROOM/WC:
low level dual flush wc, wall mounted wash handbasin, tile effect flooring, wall light point, mains switchboard control

FIRST FLOOR

LANDING:
turning staircase ascending to the second floor, wall light point. Doors opening to:-

BEDROOM 1: 15' 6'' x 13' 9'' (4.72m x 4.19m)
dual aspect with multi-paned sash windows to the front and side elevations, double opening built-in wardrobe with cupboard above, period fireplace with stone slips and an ornately carved wooden mantelpiece, radiator.

BEDROOM 2: 13' 5'' x 11' 11'' (4.09m x 3.63m)
multi-paned sash window to the front elevation, ornate cast iron fireplace, built-in wardrobe with cupboard above, arched recessed book shelving with double opening cupboards below, moulded skirtings, radiator.

SHOWER ROOM/WC:
walk-in style shower with low level shower tray, shower screen, wall mounted shower unit and handheld shower attachment, low level dual flush wc, wall mounted wash handbasin, multi-paned sash window to the front elevation, heated towel rail/radiator, ceiling light point, raised height internal windows through to the landing.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying natural light via Velux window, exposed beams, wall light point, double opening wardrobe with cupboards above. Doors to:-

BEDROOM 3:
dual aspect with multi-paned casement windows to the front and side elevations, mansard roof with exposed beams, radiator, Velux window.

BEDROOM 4: 13' 9'' x 12' 9'' (4.19m x 3.88m)
multi-paned casement window to the front elevation, mansard roof with exposed beams, Velux window, radiator.

SHOWER ROOM/WC:
wet room style shower with wall mounted shower unit and handheld shower attachment, low level flush wc, wall mounted wash handbasin, tiled flooring, extractor fan, wall light point.

OUTSIDE

GARDEN: 65' 0'' x 41' 0'' (19.80m x 12.49m)
a gardener’s paradise right in the heart of Kingsdown being level and enjoying almost complete privacy. Set within attractive brick/stone walls on 3 sides, there is a large section of lawn with deep borders featuring an array of flowering plants, mature shrubs, apple trees and further specimen trees. Immediately outside of the Garden room there is a patio with ample space for garden furniture, potted plants and barbecuing, with established grape vine as well. Outside water tap.

UTILITY ROOM:
accessed externally via door. Space and plumbing for washing machine and tumble dryer, space for tall fridge/freezer, fitted shelving, wall light point. Worcester Bosch gas fired combination boiler.

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: 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.