GROUND FLOOR

APPROACH:
via wrought iron gate and pavioured pathway leading through the front garden to the open fronted porch and main entrance door, opening to:-

ENTRANCE HALLWAY: (15' 1'' x 7' 3'' overall incl. of stairwell) (4.59m x 2.21m)
a lovely bright entrance hall with whitewashed walls and painted floorboards, stairs rising to the first floor, modern radiator, understairs storage cupboard. Doors opening out into the sitting room and rear hall.

SITTING ROOM: (14' 5'' into bay x 11' 10'' into chimney recess) (4.39m x 3.60m)
wooden double glazed windows to the front elevation overlooking the front garden, recessed fireplace, painted floorboards, modern radiator, period concertina doors with stained glass inset opening through to:-

RECEPTION 2: (13' 0'' x 11' 5'') (3.96m x 3.48m)
large double glazed window to the rear elevation, painted wooden flooring, modern radiator, door to:-.

REAR HALL:
stairs descend to lower ground floor, opening leads through to:-

HOME OFFICE: (10' 10'' x 8' 3'') (3.30m x 2.51m)
large windows to the rear and side elevation with a great view of the back garden, recessed spotlights, painted wooden flooring, modern radiator, built-in cupboard housing the gas boiler.

LOWER GROUND FLOOR

KITCHEN/FAMILY SPACE: (22' 3'' x 19' 4'') (6.78m x 5.89m)
an incredibly large and sociable family space with two sets of bi-fold doors opening out onto the rear patio and garden, large skylight, tiled flooring, range of wall and base fitted units incorporating Corian working surfaces and stainless steel sink unit with mixer tap, two AEG ovens, integrated fridge/freezer, dishwasher and 5 ring AEG gas hob with filter hood above. Recessed spotlights.

STORE/PANTRY: (14' 7'' x 6' 7'') (4.44m x 2.01m)
tiled flooring, recessed spotlights.

UTILITY ROOM: (13' 5'' x 10' 4'' overall incl. of wc) (4.09m x 3.15m)
space and plumbing for automatic washing machine, radiator, recessed spotlights, utility stainless steel sink with sideboard.

WC:
low level wc, pedestal wash hand basin, extractor fan, recessed spotlights, tiled floor, radiator.

FIRST FLOOR

LANDING:
stairs rise to the top floor. Doors lead off to bedrooms 2, 3 & 4 and bathroom/wc.

BEDROOM 2: (front) (15' 0'' into bay x 11' 10'' into chimney recess) (4.57m x 3.60m)
double glazed wooden window to the front elevation, painted wooden flooring, radiator, recessed fireplace.

BEDROOM 3: (rear) (13' 0'' x 11' 6'' into chimney recess) (3.96m x 3.50m)
double glazed window to rear elevation, radiator.

BEDROOM 4: (front) (7' 4'' x 6' 8'') (2.23m x 2.03m)
double glazed wooden window to the front elevation, painted wooden floor, radiator.

BATHROOM/WC: (8' 7'' x 7' 7'') (2.61m x 2.31m)
a generous family bathroom with pedestal wash hand basin, low level wc, large bath with mains fed overhead shower and handheld shower fitment, radiator, stylishly tiled walls and floor, recessed spotlights, opaque double glazed window to the rear elevation.

SECOND FLOOR

LANDING:
small landing with doors leading into bedroom 1 and shower room/wc.

BEDROOM 1: (20' 3'' max x 12' 2'') (6.17m x 3.71m)
a lovely big main bedroom with double glazed windows to the rear elevation, double glazed skylight to the front elevation, further eaves storage, radiator, recessed spotlights.

SHOWER ROOM/WC: (10' 11'' x 5' 2'') (3.32m x 1.57m)
low level wc, wall mounted wash hand basin, radiator, tiled floor and partially tiled walls, wet room style overhead shower, extractor fan, opaque double glazed window to rear elevation.

OUTSIDE

FRONT GARDEN: (26' 0'' x 20' 0'') (7.92m x 6.09m)
mainly laid to lawn with pathway leading to the front door.

REAR GARDEN: (50' 0'' in length x 21' 0'') (15.23m x 6.40m)
sliding doors open out directly onto the large patio with generous lawn and borders containing a variety of shrubs, herbs and trees including a magnolia.

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. We understand that there is a perpetual yearly rent charge of £8.8s.0d. p.a. This information should be checked with 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.