GROUND FLOOR

APPROACH:
via driveway providing off street parking for 2 vehicles side by side with pathway leading off the driveway through a level lawned front garden to the covered entrance and main front door to the property.

SITTING ROOM: 23' 7'' x 12' 4'' (7.18m x 3.76m)
a good sized sitting room with bay window to front comprising leaded double glazed windows and feature recessed inglenook style fireplace with gas coal effect fire, tiled hearth and oak beam over, radiators, TV point and double glazed doble doors access the wonderful south westerly facing rear garden.

DINING ROOM: 18' 0'' x 10' 4'' (5.48m x 3.15m)
ceiling coving, bay to rear comprising double glazed windows overlooking the rear garden, radiator.

HOME OFFICE/ RECEPTION 3: 10' 4'' x 9' 4'' (3.15m x 2.84m)
bay window to front comprising leaded double glazed windows, built-in bookcases and storage cupboards, ceiling coving, radiator.

KITCHEN/BREAKFAST ROOM: 13' 7'' x 9' 8'' (4.14m x 2.94m)
built-in kitchen comprising base and eye level cupboards and drawers with worktop over and inset 1½ bowl sink and drainer unit. Integrated appliances include double NEFF eye-level oven, fridge/ freezer, dishwasher. Double glazed windows overlook the rear garden, tiled floor, space for breakfast table and chairs, radiator, door accessing utility room and wall opening with archway accessing a snug.

SNUG/GARDEN ROOM: 9' 8'' x 7' 9'' (2.94m x 2.36m)
ceiling coving, radiator and double glazed double doors to rear accessing the rear garden.

UTILITY ROOM: 9' 9'' x 5' 5'' (2.97m x 1.65m)
good sized utility room with a range of base level units with roll-edged worktop over and inset sink and drainer unit, wall mounted gas boiler, plumbing and appliance space for washing machine and dryer, tiled floor, radiator and part glazed door to side access a covered gated side access path, which in turn accesses the rear garden and double garage.

CLOAKROOM/WC:
low level wc, wash handbasin, radiator and small window to side.

FIRST FLOOR

LANDING:
a spacious galleried landing with double glazed window to front providing natural light through landing and stairwell. There are doors off to all 5 bedrooms, the family bathroom and airing cupboard (with lagged top water tank and built-in shelving).

BEDROOM 1: 14' 1'' x 13' 7'' (4.29m x 4.14m)
a double bedroom with double glazed windows to front, built-in wardrobes and dressing table, radiator, ceiling coving and archway leading through to a dressing room, with double glazed windows to rear, radiators, and door off to:-

En-suite bathroom/wc:
a white suite comprising a panelled bath with mixer taps and shower attachment, low level wc, wash handbasin set into a marble counter with storage cabinets beneath and built-in mirror with lighting over. Inset spotlights, extractor fan, double glazed window to rear and a radiator.

BEDROOM 2: 11' 6'' x 11' 5'' (3.50m x 3.48m)
double bedroom with double glazed windows to rear offering wonderful open outlook over the rear garden, built-in wardrobes, ceiling coving, radiator and door accessing an:-

En-suite shower room/wc:
white suite comprising a shower enclosure with system-fed shower, low level wc and pedestal wash handbasin, tiled walls, radiator, extractor fan and inset spotlights.

BEDROOM 3: 10' 5'' x 10' 5'' (3.17m x 3.17m)
double bedroom with double glazed window to front, radiator, ceiling coving and recessed built-in wardrobe.

BEDROOM 4: 11' 5'' x 10' 2'' (3.48m x 3.10m)
double bedroom with built-in wardrobe, ceiling coving, radiator, double glazed window to rear overlooking the rear garden.

BEDROOM 5: 8' 6'' x 7' 4'' (2.59m x 2.23m)
single bedroom with double glazed windows to front, built-in recessed wardrobes, radiator and ceiling coving.

BATH/ SHOWER ROOM/WC:
white suite comprising panelled bath, low level wc, pedestal wash handbasin, shower enclosure with system fed shower, double glazed window to rear, part tiled walls, radiator, extractor fan and inset spotlights.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
level lawned front garden with pathway leading through to the covered entrance to the house. Brick paved driveway providing off-street parking for 2 cars, which leads up to the double garage and gated access through to the rear garden.

REAR GARDEN: 70' 0'' x 70' 0'' (21.32m x 21.32m)
a wonderful peaceful south facing level lawned rear garden with generous paved seating area closest to the property and framed with stocked flower borders containing various plants, shrubs and trees. There are several large mature pine trees and a lovely stone boundary wall to rear. Outdoor tap, handy side access to the front of the property and access to the double garage.

GARAGE: 21' 6'' x 17' 2'' (6.55m x 5.23m)
double garage with 2 up and over doors, power, light, pitched roof and part glazed door to side where there is a covered walkway to the utility room.

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.

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.