GROUND FLOOR

APPROACH:
via a long driveway providing ample off street parking which leads beside a lawned front garden which a mature magnolia tree, driveway continues up to the front of the house where you will find the main front door to the property. Opening into:-

ENTRANCE HALLWAY:
staircase rising to the first floor landing with understairs storage cupboard and access to understairs cloakroom/wc, wood panelling to dado height, wood effect flooring, door accessing integral garage and further door leading through to:-

BEDROOM 4/RECEPTION 2:  12' 0'' x 9' 5'' (3.65m x 2.87m)
useful reception room which works well as child’s playroom, home office or further bedroom. Large double glazed windows to rear, wood laminated flooring, radiator and door accessing recessed utility room.

UTILITY ROOM:  5' 3'' x 3' 8'' (1.60m x 1.12m)
plumbing and appliance space for washing machine and dryer with worktop over, inset sink, wall units and double glazed window to rear.

CLOAKROOM/WC:
low level wc, wash handbasin, radiator and small window to side.

FIRST FLOOR

LANDING:
part glazed door accessing the:-

SITTING/DINING ROOM:  28' 8'' x 16' 0'' (8.73m x 4.87m)
lovely bright living space with large picture double glazed windows to front overlooking front garden, wood flooring, feature fireplace, ceiling coving, ample space for dining and seating furniture, large sliding double glazed doors accessing wooden decked terrace which in turn leads out to the rear garden. Wall opening connecting through to:-

KITCHEN:  8' 11'' x 8' 0'' (2.72m x 2.44m)
fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over and stainless steel sink and drainer unit. Integral appliances include cooker with built-in extractor hood and dishwasher. Space for fridge/freezer. Inset spotlights, part tiled walls and double glazed windows to rear.

SECOND FLOOR

LANDING:
double glazed window to side providing natural light, loft hatch with pull down ladder accessing a generous loft storage space which is partially boarded. Doors lead off to bedroom 1, bedroom 2, bedrooms 3 and the family bathroom. Further door accesses a built-in airing cupboard with slatted shelving.

BEDROOM 1:  15' 3'' x 9' 4'' (4.64m x 2.84m)
double bedroom with double glazed window to front elevation offering elevated view over rooftops. Ceiling coving, wood laminated flooring and recessed wardrobes.

BEDROOM 2:  12' 6'' x 9' 4'' (3.81m x 2.84m)
double bedroom with double glazed windows to rear offering lovely leafy outlook over rear and neighbouring gardens, built-in wardrobe, laminated flooring and radiator.

BEDROOM 3:  9' 2'' x 6' 4'' (2.79m x 1.93m)
single bedroom or study with double glazed windows to front offering similar outlook as bedroom 1, radiator.

BATHROOM/WC:
white suite comprising panelled bath with system fed shower over, low level wc, wall mounted wash basin with tiled splash backs, obscure double glazed window to rear, heated towel rail, inset spotlights and extractor fan.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
the property enjoys a wider than average plot and therefore has a driveway and lawned front garden. The driveway widens to a paved area closest to the property where there is access to the single garage and gated access to the side through to the rear garden.

INTEGRAL GARAGE:  16' 10'' x 8' 5'' (5.13m x 2.56m)
a single garage with double doors to front, built-in shelving, wall mounted Worcester gas boiler.

REAR GARDEN:  50' 0'' x 32' 0'' (15.23m x 9.75m)
wonderful and surprisingly large lawned rear garden attracting much of the days sunshine. Steps lead down to a sunken courtyard nearer to the ground floor and side garden with a small lilypond, outside tap and gated access to the front.

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.