GROUND FLOOR

APPROACH:
from the pavement proceed through the wooden gate, through the front courtyard and up the steps where the front entrance door can be found on the right hand side.

ENTRANCE HALLWAY:
via composite front door, double glazed window overlooking front elevation, ceiling light point, built-in understairs storage, radiator, stairs leading to first floor landing, engineered oak flooring, opening to kitchen and sitting/dining room.

KITCHEN: (7' 11'' x 7' 11'') (2.41m x 2.41m)
a modern gloss kitchen fitted with an array of wall, base and drawer units with wood veneer worktop over, inset stainless steel sink with mixer tap over, electric oven with 4 ring hob and extractor fan over, space for washing machine and upright fridge/freezer, splashbacks, inset ceiling downlighters, double glazed window to front elevation, engineered oak flooring, skirting boards.

SITTING/DINING ROOM: (15' 0'' x 13' 11'') (4.57m x 4.24m)
two ceiling light points, log burning stove with floating oak mantle, tv point, two radiators, ample space for sofas and dining room table/chairs, engineered oak flooring, skirting boards, double glazed doors leading out onto private rear courtyard garden.

FIRST FLOOR

LANDING:
stairs ascend from entrance hallway, ceiling light point, large built-in cupboard housing boiler with wooden slatted shelving, skirting boards. Loft access hatch. Doors leading to bedroom 1, bedroom 2 and bathroom/wc.

BEDROOM 1: (13' 11'' x 10' 0'') (4.24m x 3.05m)
a double bedroom with ceiling light point and fan, two double glazed windows overlooking the rear courtyard garden, radiator, skirting boards.

BEDROOM 2: (13' 0'' x 8' 2'') (3.96m x 2.49m)
a double bedroom with ceiling light point, double glazed window overlooking front elevation, radiator, skirting boards.

BATHROOM/WC: (6' 10'' x 5' 5'') (2.08m x 1.65m)
a modern white bathroom suite comprising low level wc with concealed cistern and fitted storage to one side, wall mounted wash hand basin, panelled bath with system fed shower over, folding glass shower screen, tiled walls with useful recessed area for storage, fitted mirrored cabinet, obscure double glazed window to side elevation, wall mounted towel radiator, wood effect vinyl flooring, skirting boards, inset ceiling downlighters.

OUTSIDE

FRONT COURTYARD: (approx. 19' 2'' incl. steps up to entrance door x 6' 2'') (5.84m x 1.88m)
a useful area with small storage undercroft, area for bins, fully enclosed by brick wall boundaries and wooden front gate. Outside light and tap.

GARAGE: (14' 6'' x 7' 11'') (4.42m x 2.41m)
metal up and over door, ceiling light point, power sockets.

PRIVATE REAR COURTYARD GARDEN: (approx. 20' 0'' x 13' 11'') (6.09m x 4.24m)
with patio area leading directly off of the sitting/dining room. Raised borders housing a variety of mature shrubs, plants and flowers. Three steps lead onto the raised decked area ideal for alfresco dining. Enclosed by a mixture of stone wall and wooden fencing. Outside power socket.

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 21 December 1834. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars there is no monthly service charge. This information should be checked by your legal adviser.

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

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.