GROUND FLOOR

APPROACH:
gate and gravelled path lead to the storm porch and entrance door for the property. Pass the generous front garden.

ENTRANCE HALLWAY:  16' 2'' x 6' 11'' (4.92m x 2.11m)
generous hallway with original doors, architraves, plate racks and balustrade and stairwell. Radiator, small fitted cupboard housing the gas meter, understairs storage cupboard and doors opening into the sitting room and kitchen/dining room.

SITTING ROOM:  14' 11'' x 13' 5'' (4.54m x 4.09m)
2 large double glazed windows to the front elevation and further side multi-paned double glazed windows to both side elevations, radiator, picture rail, cast iron fireplace with tiled lapels and wooden surround and mantle and slate hearth.

KITCHEN/DINING ROOM: 20' 10'' x 18' 9'' (6.35m x 5.71m)
measured as one but described separately:

Kitchen:
fitted with a very good range of wall and base units incorporating working surfaces, generous peninsular kitchen with AEG 4 ring induction hob, high quality integrated appliances include AEG double oven and fridge/freezer, larder unit, washing machine and tumble dryer which is vented on the external wall, 1½ bowl stainless steel sink unit with mixer tap, gas combination boiler, door to the rear elevation opening into rear vestibule, downstairs wc and shower.

Dining Area:
double glazed bay window to the rear elevation with door opening out onto the rear garden, cast iron fireplace with wooden surround and mantle and marble hearth, radiator.

REAR VESTIBULE:
double glazed door to the rear elevation opening out onto the garden, door to the downstairs wc.

DOWNSTAIRS SHOWER ROOM/WC:
low level wc, wall mounted wash hand basin, extractor fan, wet room style shower, useful for muddy bikes, boots and dogs, tiled floor.

FIRST FLOOR

LANDING:
doors lead off to all 4 bedrooms and the bathroom/wc, picture rail, radiator, loft hatch.

BEDROOM 1:  14' 9'' x 11' 11'' (4.49m x 3.63m)
large double glazed bay window to the front elevation, picture rail, radiator.

BEDROOM 2:  15' 0'' x 11' 11'' (4.57m x 3.63m)
Double glazed window to the rear elevation, picture rail, exposed wooden flooring, raditor.

BEDROOM 3:  10' 9'' x 8' 6'' (3.27m x 2.59m)
double glazed window to the front elevation, picture rail, radiator.

BEDROOM 4:  11' 1'' x 8' 6'' (3.38m x 2.59m)
double glazed window to rear elevation overlooking the rear garden, picture rail, radiator.

BATHROOM/WC:  9' 1'' x 6' 9'' (2.77m x 2.06m)
low level wc, pedestal wash hand basin, panelled bath with overhead shower and shower curtain and rail, double glazed opaque windows to the side elevation, radiator, partially tiled walls and heated towel rail, extractor fan.

OUTSIDE

FRONT GARDEN:  28' 1'' x 0' 0'' (8.55m x 0.00m)
laid mainly to lawn with hedge borders, gravelled pathway and useful storage containers.

REAR GARDEN:  34' 1'' x 0' 0'' (10.38m x 0.00m)
patio immediately outside the dining room door, immaculately kept rear lawn, seating area, timber and brick boundary.

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 leasehold for the remainder of a 1000 year lease which commenced on 29 September 1930. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E

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.