APPROACH:
5 bar gate opens into a driveway leading to the detached garage and pathway veers to the left hand side to the entrance with wisteria around and over the door. Double glazed door and panels leading into:-

ENTRANCE VESTIBULE:
tiled floor, gas meter, glazed door opening into:-

HALLWAY: 18' 5'' x 7' 3'' overall inclusive of stairswell (5.61m x 2.21m)
doors leading off to the dining room, kitchen/breakfast room and sitting room. Stairs rising to the first floor, radiator, meter cupboard, useful understairs storage cupboard.

SITTING ROOM: 23' 6'' mesured into bay window and chimney recess x 14' 10'' (7.16m x 4.52m)
a really lovely room, very bright with high ceilings, two bay windows bringing in an abundance of natural light and overlooking the front and side gardens, two radiators. Gas fire with tiled surround and hearth and polished wood mantel.

DINING ROOM: 13' 2'' x 13' 0'' (4.01m x 3.96m)
radiator, double glazed doors leading into:-

CONSERVATORY: 11' 9'' x 9' 9'' (3.58m x 2.97m)
double glazed conservatory with tiled floor, door leading out to the rear garden.

KITCHEN/BREAKFAST ROOM: 16' 4'' x 9' 10'' (4.97m x 2.99m)
double glazed window to the rear and side elevations, door to the side elevation. Fitted with a range of wall and base units incorporating working surfaces, stainless steel sink unit and draining board, 4 ring Neff gas hob with Neff filter above and a Neff waist level double oven and grill. Integrated fridge/freezer and dishwasher.

DOWNSTAIRS WC:
double glazed opaque window to the front elevation, low level wc, wall mounted wash hand basin, heated towel rail.

FIRST FLOOR

LANDING: 12' 4'' x 7' 2'' overall inclusive of stairwell (3.76m x 2.18m)
doors leading off to all four bedrooms and bathroom.

BEDROOM 1: 12' 6'' min x 11' 1'' measured to teh front of fitted wardrobes (3.81m x 3.38m)
range of fitted wardrobes and additional storage, double glazed window to the rear elevation overlooking the rear garden, radiator. Door to:-

En Suite Shower/wc: 5' 0'' x 5' 5'' (1.52m x 1.65m)
white suite comprising low level wc, wash hand basin and vanity unit, corner shower cubicle with electric shower, opaque double glazed window to the rear elevation, partially tiled walls.

BEDROOM 2: 13' 3'' x 10' 6'' (4.04m x 3.20m)
large double glazed window to the front elevation, radiator.

BEDROOM 3: 13' 2'' x 15' 0'' measured into chimney recess (4.01m x 4.57m)
double glazed window to the front elevation. Currently arranged as a study/home office with a range of fitted cupboards and shelving, radiator.

BEDROOM 4: 8' 7'' x 7' 6'' (2.61m x 2.28m)
double glazed window to side elevation, radiator.

BATHROOM/WC: 7' 2'' x 7' 2'' (2.18m x 2.18m)
white suite with low level wc, wash hand basin and vanity unit, panelled bath, electric shower, partially tiled walls, opaque double glazed window to the side elevation, radiator.

OUTSIDE

FRONT & SIDE GARDEN: approx 25' 0'' x 80' 0'' (7.61m x 24.37m)
approx. 25ft depth from the kitchen extension with a maximum width of approx. 80ft along the front perimeter wall) the front and side gardens are a real feature of this house and provide an incredible amount of privacy from the road and surrounding gardens. Generous driveway providing off street parking for a number of vehicles. Raised beds containing a variety of herbs, flowers and shrubs.

REAR GARDEN: 60' 0'' x 20' 0'' (18.27m x 6.09m)
(approx. 60ft in length x approx. 20ft in width min at the top of the garden/46ft width immediately outside of the conservatory) (18.29m x 6.10m/14.02m) decked patio immediately outside of the conservatory door and opening onto a lovely expanse of lawn with very well stocked flower, shrub and tree borders. Useful garden shed. Side access to the front garden. Greenhouse adjoining the garage.

GARAGE: 20' 9'' x 10' 0'' width (6.32m x 3.05m)
a generous detached two storey garage with timber side by side doors, plumbing for automatic washing machine.

First Floor Mezzanine: 20' 0'' x 10' 1'' (6.09m x 3.07m)
with a restricted ceiling height of approx. 6’0”/1.83m to the apex. A couple of skylights, timber floor.

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.

LOCAL AUTHORITY INFORMATION:
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.