GROUND FLOOR

APPROACH:
from the pavement proceed up the paved pathway where a set of double glazed doors leading to a small entrance porch can be found immediately in front of you. From the porch, a hardwood front door leads into:-

ENTRANCE HALLWAY:
a light, welcoming entrance hallway with ceiling light point, 2 understairs storage cupboards with light and power, radiator, stairs leading up to first floor landing, doors leading to sitting room, dining room, kitchen.

SITTING/DINING ROOM: 27' 1'' x 12' 9'' (8.25m x 3.88m)
semi-open plan room. Four large double glazed sun trap windows overlooking front elevation, ceiling light point, picture rail, log burner, wine store in fireplace, TV point, radiator, built-in storage to one side of chimney recess, moulded skirting boards, large archway into dining room. Dining Room has double glazed patio doors leading out to the rear garden, ceiling light point, picture rail, built-in storage to one side of chimney breast, radiator, tall moulded skirting boards.

KITCHEN/BREAKFAST ROOM: 9' 3'' x 6' 9'' (2.82m x 2.06m)
a modern Shaker-style kitchen comprising wall, base and drawer units with square-edged Oak worktop over. Tiled surround, inset stainless steel sink with drainer unit and mixer tap over. Integrated appliances including Miele oven with electric hob and extractor fan over and dishwasher. Space for upright fridge/freezer. Ceiling light point, tiled flooring, large opening leading to:-

UTILITY/SUN ROOM: 7' 10'' x 5' 4'' (2.39m x 1.62m)
large double glazed windows to side and rear elevation along with double glazed back door giving access out onto mature private rear garden. Glazed roof, wall light point, space for washing machine and tumble dryer above. Tiled flooring, door leading to:

CLOAKROOM/WC:
a white suite comprising low level wc, wall-mounted wash hand basin, inset ceiling downlighters, tiled surround, concealed wall-mounted Worcester combi boiler, tiled flooring.

FIRST FLOOR

LANDING:
ceiling light point, loft access hatch with pull-down ladder, moulded skirting boards, doors leading to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: 12' 9'' x 12' 3'' (3.88m x 3.73m)
a double bedroom with built-in wardrobes to each side of chimney breast, double glazed windows overlooking front elevation, ceiling light point, picture rail, radiator, tall moulded skirting boards.

BEDROOM 2: 12' 4'' x 11' 7'' (3.76m x 3.53m)
a double bedroom with double glazed windows overlooking the rear garden, 2 ceiling lights points, built-in storage cupboard to one side of chimney breast with slatted wooden shelving and radiator (this can be used as an airing cupboard), picture rail, radiator, moulded skirting boards.

BEDROOM 3: 9' 3'' x 6' 8'' (2.82m x 2.03m)
double glazed window overlooking the front elevation, ceiling light point, picture rail, radiator, telephone point, tall moulded skirting boards.

BATHROOM/WC:
a modern re-fitted bathroom suite comprising low level wc, wash hand basin set on vanity unit with marble surround, panelled bath surround with waterfall shower and separate detachable handheld shower, tiled surrounds, ceiling light point, obscured double glazed window to rear elevation, radiator, tiled flooring, moulded skirting boards.

OUTSIDE

FRONT GARDEN:
low maintenance front garden mainly laid to patio with chippings to the borders housing a variety of mature trees, shrubs and plants. Enclosed by a mixture of low-level panelled fencing and dwarf brick wall to the front with wrought iron gate.

REAR GARDEN: 52' 0'' x 20' 6'' (15.84m x 6.24m)
a lovely, level rear garden with flagstone paved patio area adjacent to the property. Lawned section leading from this with paved pathways either side, leading and giving access to the garden office/workshop. Generous mature flower borders to both sides of the garden, the rear section having a useful log store/bbq area and pedestrian access gate. Outside power points and water tap, enclosed by a mixture of wooden fence panelling and brick wall to the rear.

GARDEN OFFICE/STUDIO: 15' 5'' x 13' 1'' (4.70m x 3.98m)
a fantastic space which could offer a variety of uses (currently arranged as a garage/workshop). Insulated walls and ceiling, with electric up-and-over door, styled by Ferrari designer Pininfarina, Velux ceiling skylight, ceiling light points, multiple power points, double-glazed window to side elevation, 2 double glazed windows to the front elevation and a set of French doors accessing a covered veranda offering a secluded and sheltered seating area.

DEVELOPMENT:
there is lots of further scope for development to add value. The seller considers the next opportunities for development for the buyer to be loft conversion to include 1 bedroom and 1 bathroom, rear conservatory extension across whole back of property, porch extension and driveway.

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.