GROUND FLOOR

APPROACH:
via block paved driveway affording off road parking for 2 vehicles. The driveway is framed with flower borders containing various plants, shrubs and trees and continues up to a pathway leading up the left hand side of the building where you will find the private entrance to the house.

ENTRANCE VESTIBULE: 7' 7'' x 4' 5'' (2.31m x 1.35m)
glazed roof light panels, tiled floor, part glazed door providing a handy access through to the rear garden and wonderful part stained glass door with stained glass panels beside and over leading through into the reception hallway.

ENTRANCE HALLWAY: 24' 0'' x 7' 6'' (7.31m x 2.28m)
a wonderful central entrance hallway with high ceilings and ornate ceiling cornicing, picture rail, radiator, period staircase rising to first floor landing, original dresser with open shelving over and doors leading off to the sitting room, reception 2/family room, reception 3/dining room and kitchen. Further door accesses a half flight of stairs descending into the lower ground floor cellar storage rooms.

SITTING ROOM: 20' 2'' x 14' 5'' (6.14m x 4.39m)
a sizeable bay fronted sitting room with high ceilings and period cornicing, feature fireplace with wood burning stove with an attractive timber surround and mantle, wide bay to front comprising 3 double glazed sliding sash style windows to front and a radiator.

RECEPTION 2/FAMILY ROOM: 16' 6'' x 13' 7'' (5.03m x 4.14m)
high ceilings with original ceiling cornicing and picture rail, 2 large sliding sash style double glazed windows to rear, overlooking the rear garden, exposed stripped floorboards, period fireplace and pine dresser with open book shelving over

RECEPTION 3/DINING ROOM: 15' 4'' x 9' 2'' (4.67m x 2.79m)
a useful third reception room, currently used as a dining room but equally would work well as a home office or child’s playroom. High ceilings with ceiling coving, central ceiling rose and picture rail, feature recessed display cabinet, exposed stripped floorboards, sliding double glazed sash style window to front.

KITCHEN: 13' 7'' x 10' 0'' (4.14m x 3.05m)
a fitted kitchen comprising base and eye level pine units with roll edged laminated worktop over and inset stainless steel sink and drainer unit, integrated eye level double oven, 4 ring gas hob with extractor fan over and integrated fridge, useful corner larder cupboard and various further storage cupboards and a part double glazed door to rear accessing a raised deck with steps down onto the rear garden.

FIRST FLOOR

LANDING:
spacious central landing with staircase continuing up to the second floor and doors leading off to bedroom 1, bedroom 2, bedroom 3, family bathroom/wc and bedroom 4 (off lower mezzanine landing).

BEDROOM 1: 19' 2'' x 14' 6'' (5.84m x 4.42m)
a lovely bright principal bedroom with high ceiling, ceiling coving and picture rail, wide bay to front comprises 3 double glazed sliding sash style windows to front, radiator.

BEDROOM 2: 15' 4'' x 14' 0'' (4.67m x 4.26m)
a double bedroom with high ceilings, ceiling coving and picture rail, period fireplace, 2 sliding double glazed sash style windows to rear, overlooking the rear garden, exposed stripped floorboards and door accessing an ensuite shower room/wc.

Ensuite Shower Room/wc:
white suite comprising a shower enclosure with electric shower, low level wc, wash hand basin, heated towel rail, part tiled walls, tiled floor and double glazed sliding sash style window to side.

BEDROOM 3: 15' 4'' x 9' 7'' (4.67m x 2.92m)
a bedroom with high ceilings and picture rail, double glazed sliding sash style window to front, period fireplace and an attractive period cupboard built into the chimney recess.

BEDROOM 4: 13' 5'' x 10' 4'' (4.09m x 3.15m)
a double bedroom with high ceilings, a period fireplace, picture rail, radiator and double glazed sliding sash style window to rear.

FAMILY BATHROOM/WC:
a white suite comprising a claw foot bath with system fed shower over and glass shower screen, low level wc, pedestal wash basin, double glazed sliding sash style window to rear, part tiled walls, tiled floor, chrome effect heated towel rail.

SECOND FLOOR
Door off to bedroom 5 off upper mezzanine landing and further door accessing a wonderful expansive attic space, perfect as storage area or hobby spaces with Velux skylight windows to front and side.

BEDROOM 5: 13' 8'' x 10' 5'' (4.16m x 3.17m)
a double bedroom with a radiator and window to rear.

LOWER GROUND FLOOR
There is an unconverted cellar with 3 rooms and a central landing covering the spaces beneath the sitting room, family room, entrance hallway and dining room with an approximate ceiling height of 6ft/1.83m. Providing useful utility/ storage space, access to the rear garden, a gardeners wc and wall mounted Vaillant gas boiler. The storage cellars offer further potential for conversion into additional accommodation, if required and subject to any necessary consents.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has the great advantage of off road parking for 2 cars side by side on a brick paved driveway with attractive well stocked flower borders. The driveway continues into a pathway leading up the left hand side of the property to the main entrance to the house.

REAR GARDEN: 50' 0'' x 30' 0'' (15.23m x 9.14m)
a peaceful level and well stocked rear garden with generous paved seating area closest to the property and lawned sections, deep flower borders rich in plant life. There are brick and trelliced boundaries and door providing a handy access through to the seller storage rooms and decked steps leading up to the kitchen.

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 with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council tax Band: F

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.