GROUND FLOOR

APPROACH:
from the pavement find chapel style arched wooden door with attractive stone surround with entry phone point, and steps lead through front courtyard garden to wooden front entrance door.

VESTIBULE:
via hardwood front door, ceiling light point, cornicing, dado rail, hessian floor mat, multi-panelled glazed door leading to:

HALLWAY:
ceiling rose with ceiling light point, cornice, dado rail, gate entry phone point, radiator, fine period staircase rising to first floor landing. Doors radiate to kitchen/dining room, study/bedroom 4, utility/shower room/wc. Inner hallway with door leading to cellar. Exposed wooden floorboards and tall moulded skirting boards.

STUDY/BEDROOM 4: (10' 4'' x 8' 8'') (3.15m x 2.64m)
ceiling cornice, large multi-panelled period sash window with working shutters and secondary glazing, wall light point. Period fireplace with cast iron insert and painted wooden surround. Cast iron radiator, Cat 5 socket, tall moulded skirting boards, exposed wooden floorboards

KITCHEN/DINING ROOM:
a fantastic space described separately as follows:-

Kitchen: (16' 3'' x 6' 3'') (4.95m x 1.90m)
fitted with a matching range of gloss wall, base and drawer units with granite worktop over and matching upstand. Inset stainless steel 1 ½ bowl sink with mixer tap over and drainer unit to one side. Integrated appliances include 4 point induction hob with extractor fan over, Bosch single oven beneath, separate Bosch microwave oven, dishwasher and fridge/freezer. Vaulted ceiling with two skylights, inset ceiling downlighters, integrated speaker system with amplifier, tiled flooring, large opening to:-

Dining Room: (14' 7'' x 9' 6'') (4.44m x 2.89m)
with ample space for large dining room table and chairs, period cast iron fireplace, inset ceiling downlighters, integrated speakers, three ceiling light points, two radiators, skirting boards, wooden floorboards. Double doors leading to:-

SITTING ROOM: (15' 7'' x 13' 8'') (4.75m x 4.16m)
a wonderful light filled room with bay overlooking front courtyard comprising three multi-panelled period sash windows. Attractive cast iron fireplace (working) with tiled inset and marble surround. Ceiling cornicing, picture rail, three wall light points, two radiators, Virgin Media connection, tall moulded skirting boards, wooden floorboards.

UTILITY:
via obscured glazed door, ceiling skylight, base unit with worktop. Inset stainless steel with mixer tap over and drainer unit to one side. Wall mounted cupboards, one housing the Worcester combi boiler, inset ceiling downlighters, extractor fan, tiled splashback, space and plumbing for washing machine with space for tumble dryer above, tiled flooring.

SHOWER ROOM/WC:
a modern shower room suite (wet room) comprising of wall mounted wc with concealed cistern, bidet, wash hand basin, large walk-in shower with waterfall shower and low level Japanese style shower beneath, glass shower screen. In addition, there is a detachable hand shower to one side. Large wall mounted chrome towel radiator, vaulted ceiling with ceiling skylight, inset ceiling downlighters, extractor fan. Two vertical wall mounted radiators. Fully tiled walls with built-in recessed mirror, tiled flooring with underfloor heating.

LOWER GROUND FLOOR

CELLAR: (15' 1'' x 10' 4'' max into chimney recess) (4.59m x 3.15m)
steps lead down from the entrance hallway to cellar area with flagstone floor, power and light. Electricity and gas meters, fuse box and comms cabinet all mounted at high level.

FIRST FLOOR

LANDING:
multi-panelled period sash window with secondary glazing overlooking rear elevation, ceiling light point, dado rail, radiator, wooden floorboards. Doors radiate to bedroom 1, bedroom 2 and bedroom 3.

BEDROOM 1: (16' 5'' x 13' 4'') (5.00m x 4.06m)
a double bedroom with bay to front elevation comprising three period multi-panelled sash windows with secondary glazing, cornicing, three wall light points. Period cast iron fireplace with painted surround. Two radiators, tall moulded skirting boards, wooden floorboards.

BEDROOM 2: (16' 1'' x 8' 4'') (4.90m x 2.54m)
a double bedroom with multi-panelled period sash window overlooking rear elevation with secondary glazing, period cast iron fireplace, inset ceiling downlighters, radiator, Cat 5 point, moulded skirting boards, wooden floorboards. Door leading to:-

En-Suite Bathroom/WC: (8' 7'' x 6' 6'') (2.61m x 1.98m)
a luxurious modern suite comprising low level wc, wall mounted wash hand basin, compact roll top bath, inset ceiling downlighters, two cast iron radiators, obscured multi-panelled sash window to side elevation, tiled flooring.

BEDROOM 3: (12' 3'' x 10' 5'') (3.73m x 3.17m)
a double bedroom with multi-panelled sash window overlooking the front courtyard with secondary glazing, ceiling cornicing, two wall light points, period cast iron fireplace, radiator, moulded skirting boards, wooden floorboards.

OUTSIDE

FRONT COURTYARD: (22' 0'' x 17' 0'') (6.70m x 5.18m)
raised flagstone patio garden with open south-westerly side aspect, enclosed by a mixture of rendered walls and wrought iron railings.

PARKING:
please note the property is located in the Central Parking Zone (CPZ). Permits available via Bristol City Council. We understand at the time of writing these particulars there is a waiting list, we encourage applicants to make their own enquiries with regards to the waiting time to obtain a permit.

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.