GROUND FLOOR

APPROACH:
via double gates providing access to the driveway and off street parking for a least 2 tandem vehicles. The driveway leads beside a low maintenance paved courtyard garden and up to the main front door of the house.

ENTRANCE PORCH:
double glazed windows on 3 sides, radiator, low level cupboard housing the electrical fusebox and meters, part glazed door leading into the:-

ENTRANCE HALLWAY:
staircase rising to first floor landing, door accessing a recessed coats storage cupboard, radiator, and door off to the:-

THROUGH LOUNGE/DINING ROOM: 27' 0'' x 13' 7'' (8.22m x 4.14m)
originally 2 reception rooms, this through space provides a light and spacious room with double glazed windows to front and rear, feature fireplace, radiators, cable TV point, door connecting through to the:-

BREAKFAST ROOM: 12' 5'' x 11' 11'' (3.78m x 3.63m)
a breakfast room with doors accessing recessed storage cupboards, closed conservatory extension, radiators and wall opening through to the:-

KITCHEN: 8' 6'' x 9' 0'' (2.59m x 2.74m)
range of base and eye level kitchen units comprising oak fronted doors and roll edged laminated worktops over, inset sink and drainer unit, integrated fridge/freezer, double oven, 4 ring ceramic hob and dishwasher. Double glazed window to rear offering s lovely outlook over rear garden, and door off to rear lobby, which in turn accesses the:-

UTILITY ROOM/WC:
low level wc, pedestal wash basin, wall mounted Vaillant gas central heating boiler and plumbing and space for washing machine.

FIRST FLOOR

LANDING:
window to side provides plenty of natural light through landing and stairwell, doors lead off to the 2 double bedrooms (originally 3) and bathroom.

BEDROOM 1: 19' 5'' x 12' 2'' (5.91m x 3.71m)
formally 2 bedroom and could easily be re-converted, a large room that spans entire width of the house and has built-in wardrobes, double glazed windows to front elevation, telephone point and a radiator.

BEDROOM 2: 13' 1'' x 11' 1'' (3.98m x 3.38m)
double bedroom with loft hatch, built-in wardrobe and chest of drawers, sink unit, radiator and double glazed windows to rear elevation offering a lovely outlook over neighbouring rooftops towards Bishopston.

BATHROOM/WC
low level wc, wash handbasin set into counter, panelled bath with Myra Sport electric shower over, double glazed window to rear, tiled walls and tiled floor.

OUTSIDE

FRONT GARDEN AND OFF STREET PARKING:
the property enjoys of rare advantage of off street parking for 2 cars in tandem and being the end terrace, the property has potential for extending to the side (subject to the necessary consents).

REAR GARDEN: 40' 0'' x 26' 0'' (12.18m x 7.92m)
a good sized easterly facing rear garden with an open southerly side aspect. Generous paved seating area closes to the house, central lawned section, flower borders containing shrubs and trees, large garden shed and handy gated access to side lane- useful for bicycle access etc.

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 with a yearly rent charge of £4. 14s. 0d. This information should be checked by your legal adviser.

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

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.