GROUND FLOOR

APPROACH:
from the pavement a solid wooden door set in a brick archway opens into the courtyard garden surrounded by a high stone and brick boundary wall providing a degree of privacy & security. There is also an electronically operated roller shuttered door which can provide access for a small vehicle to park in the front courtyard. The house is entered over brick tiled pathway via the front courtyard garden (22’3” x 15’6”) (6.78m x 4.72m) where hardwood glass panelled double doors open into the open plan kitchen/living accommodation.

OPEN PLAN KITCHEN/DINING/LIVING SPACE:
described and measured separately as follows:

Living Space:  21' 8'' x 16' 2'' (6.60m x 4.92m)
glazed front elevation consisting of two sets of opening double doors and a further fixed glazed panel (all of which are double glazed with hardwood surrounds) providing for exceptionally bright and light accommodation. Above the sitting room one can see up in part to the pitched roof with large skylights flooding natural light and also to the galleried staircase and main bedroom. Canadian stripped maple flooring (reclaimed from a gymnasium), moulded skirting boards, light point, internet point, phone point, wood burner with catalytic combustor, two gas radiators. Staircase rises to first floor via beautiful galleried slate staircase. Two concrete steps ascend through to:-

Dining Area:  21' 9'' x 7' 6'' (6.62m x 2.28m)
this versatile space could be used for a variety of different uses but is currently used as a dining area. Canadian stripped maple floor, side light shafts, Methodist church pillar, gas radiator, moulded skirting boards, light point.

Kitchen:  14' 3'' x 12' 11'' (4.34m x 3.93m)
stylish and recently renovated by the current owners comprising of an array of wall, base and drawer units, stylish marble & slate tiled flooring, integrated fridge/freezer, gas 5 ring induction hob with extractor unit over, solid blue glass splashback, Neff integrated oven and microwave, slimline dishwasher, inset 1 ½ bowl stainless steel sink unit with chrome effect mixer tap over and drainer unit beside, white marble effect quartz roll edged worktops, stylish square panelled storage cupboards, inset ceiling downlights, integrated wine cooler and gas column radiator.

SNUG AREA/PLAY ROOM:  11' 8'' x 7' 7'' (3.55m x 2.31m)
comprising marble & slate tiled flooring, moulded skirting boards, square panelled integrated cupboard space, double glazed window to rear elevation, further side light shaft, gas column radiator, wood panelled door leading into:

DOWNSTAIRS WC:
white suite comprising squared white tiled flooring, wall mounted chrome towel radiator, extractor fan, stylish wall standing stainless steel circular wash hand basin set in glass surround with bespoke mixer tap, ceiling halogen spotlights, low level wc with emerald cubed tiles behind.

FIRST FLOOR

LANDING:
from the sitting room, beautifully polished slate stairs with an attractive French wooden handrail and steel spindles rise to first floor landing. The top of the staircase looks back down to the sitting room and doors radiate off to all rooms on this floor. Skylights above allow for plenty of natural light. Two steps ascend down to:-

BEDROOM 1:  16' 7'' x 9' 1'' (5.05m x 2.77m)
a completely unique master bedroom with an open plan stylish en suite. double doors open from the landing and further double doors open to provide a ‘Romeo and Juliet’ style gallery which looks down to the sitting room beneath with wooden handrail and steel spindle railings. Canadian stripped maple floor, two Velux double glazed ceiling skylights, gas column radiator, moulded skirting boards, built in wooden wardrobe, ceiling halogen spotlights. Extensive glazing to front elevation comprising two doors and one fixed panel, all of which are double glazed and set in hardwood. Large opening leads through to:-

Open Plan Ensuite Shower Room:
stylish white suite recently renovated by Ripples showroom with tiled surround & tiled flooring with underfloor heating, walk in shower cubicle with glass half door & mains fed shower unit, wall standing ceramic wash hand basin swan neck tap over, shaver point, ceiling skylight.

Two doors from bedroom 1 open out onto:-

Decked Balcony:  17' 6'' x 7' 0'' (5.33m x 2.13m)
wooden decking with iron railings overlooking front courtyard garden.

BEDROOM 4:  11' 3'' x 6' 4'' (3.43m x 1.93m)
large skylight above providing plenty of nature light, fitted carpet, moulded skirting boards, gas radiator, Valliant combi boiler, inset storage cupboard.

BEDROOM 3:  8' 7'' x 8' 3'' (2.61m x 2.51m)
fitted carpet, gas radiator, large built in wooden wardrobes, large skylight provided plenty of natural light, moulded skirting boards, light point. Fixed wooden ladder ascends upwards to a mezzanine level used as a galleried sleeping deck with reduced head height.

BEDROOM 2:  11' 8'' x 8' 10'' (3.55m x 2.69m)
fitted carpet, moulded skirting boards, gas radiator, large skylight with plenty of natural light coming through. Light point. Fixed ladder ascends to mezzanine level which is a fantastic way of maximising the space of the room, currently used as a galleried sleeping deck with reduced head height.

BATHROOM/WC:  11' 6'' x 7' 8'' (3.50m x 2.34m)
an incredible white suite compromising black marble and slate floor, textured stone pillars, low level wc, beautiful large bathtub, pedestal wash hand basin, slate shelf at dado rail level, shower cubicle with mains fed shower and drench rose, period style brass heated towel rail, shaver point. Large Velux skylight allowing plenty of natural light to flood through.

OUTSIDE

SINGLE GARAGE:  15' 5'' x 8' 11'' (4.70m x 2.72m)
separate garage adjacent to the property with up and over door, pitched roof with storage potential.

COURTYARD GARDEN:  22' 0'' x 15' 5'' (6.70m x 4.70m)
an enchanting brick walled front courtyard which is split into brick paved and astroturf sections. To the border is a wood panelled bin storage unit and a narrow wooden shed which has gutter above leading to a water pump beside. To the other border is a wooden bench & flower bed. The garden benefits from having a large metal shutter gate (8’10”/2.60m) providing the possibility of parking one small vehicle within the courtyard garden. Security spotlight, Outside tap. Half covered by the wooden decked balcony above supported by metal beams which is accessed out directly from bedroom 1.

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:
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.