GROUND FLOOR

APPROACH:
from the pavement, a pedestrian gate leads onto a block pathway adjacent to the front courtyard garden, leading up to the wood panelled front door with central obscured glazed window, into:-

ENTRANCE VESTIBULE:
ceiling mouldings, dado rail, further glazed wooden door opening into:-

ENTRANCE HALLWAY:
ceiling mouldings, dado rail, radiator, understairs storage cupboard, electric consumer unit, open staircase rising to the first floor landing.

SITTING ROOM: 14' 6'' x 13' 9'' (4.42m x 4.19m)
bay window to front elevation with double glazed windows overlooking front courtyard. BT open reach connection point, radiator, central ceiling rose, ceiling mouldings

DINING ROOM: 13' 2'' x 12' 0'' (4.01m x 3.65m)
central ceiling rose, coving, radiator, glazed internal wooden door through to:-

BREAKFAST ROOM: 16' 11'' x 13' 9'' (5.15m x 4.19m)
double glazed window to rear elevation with southerly aspect. Perspex roof providing lots of natural light. Small understairs storage cupboard, radiator, tiled flooring, wide wall opening to:-

KITCHEN: 9' 3'' x 8' 9'' (2.82m x 2.66m)
double glazed windows to side elevation overlooking rear garden, continuation of tiled flooring. Roll-edged fitted work surfaces with tiled splashback and eye and floor level units. Integrated appliances include 4 ring gas hob, double electric oven, extractor hood, stainless steel sink with mixer tap and drainer. Space and plumbing for washing machine, dishwasher, and fridge/freezers.

GARDEN HALLWAY:
a short interstitial hallway with tiled flooring providing access to both bathroom and an obscured double-glazed door leading out into the rear garden. The door straight ahead leads to:-

BATHROOM/WC:
obscured double glazed window to rear elevation overlooking the rear garden. Bathroom suite comprising acrylic bath with mixer tap and handheld shower attachment, pedestal wash handbasin, close coupled wc, vanity unit, mains fed heated towel rail, shelving, fully tiled walls and floor and wall-hung Worcester Green Star 28i Junior combi boiler.

FIRST FLOOR

LANDING:
split level landing with access to all bedrooms and cloakroom. Two small loft access hatches and built-in cupboard, polystyrene ceiling tiles.

BEDROOM 1: 17' 3'' x 14' 6'' (5.25m x 4.42m)
double glazed window bay to front elevation with further window to side, radiator, built-in wardrobes along one wall with further cupboard adjacent to chimney breast on opposing wall.

BEDROOM 2: 13' 1'' x 120' 0'' (3.98m x 36.55m)
double glazed window to rear elevation overlooking the rear garden, built-in wardrobes either side of the chimney breast, radiator.

BEDROOM 3: 10' 7'' x 9' 5'' (3.22m x 2.87m)
Double glazed window to rear elevation overlooking the rear garden, radiator.

CLOAKROOM/WC:
close coupled wc, wash handbasin, wood-effect laminate flooring and extractor fan.

OUTSIDE

FRONT COURTYARD:
low maintenance, north facing front courtyard provides for a shaded seating area on what is a quiet residential street, and also provides area for shrubs, plants and bin storage.

REAR GARDEN: (approximately 10m x 5m)
a partly covered side courtyard with outside power, lighting and water supply immediately abuts the pedestrian door from the rear extension with concrete patio. This opens to a south facing rear garden with raised bed borders on three sides and timber panelled fencing. Currently laid to low maintenance gravel garden and shade is provided by two medium sized trees.

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 with the remainder of a 999 year lease which commenced on 25 March 1894. This information should be checked by your legal adviser.

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

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.