GROUND FLOOR

APPROACH:
from the pavement, a solid wood panelled front door with etched glass panels to either side and arched fanlight, opening to:-

RECEPTION HALL:
inlaid entrance mat and exposed wooden floorboards, tall moulded skirting, decorative dado rail, simple moulded cornicing, ornate ceiling arch, elegant turning staircase with mahogany handrail, storage cupboards, radiator, inset ceiling downlights, ceiling light point. Door with staircase descending to the lower ground floor. Panelled doors with moulded architraves, opening to:-

LIBRARY: 18' 1'' x 13' 4'' (5.51m x 4.06m)
two tall multi-paned sash windows with working shutters to the front elevation, central period fireplace with arched recesses to either side, exposed wooden floorboards, period cupboard, decorative dado rail with timber panelling below, ornate moulded cornicing, radiator, ceiling light point.

DRAWING ROOM: 19' 8'' x 14' 8'' (5.99m x 4.47m)
a pair of tall multi-paned sash windows with working shutters overlooking the rear garden, central period fireplace with recesses to either side, exposed wooden floorboards, tall moulded skirtings, decorative dado rail, ornate moulded cornicing, ceiling light point, radiator.

LOWER GROUND FLOOR

HALLWAY:
ceiling archway, inset ceiling downlights, radiator, part multi-paned door opening externally to the rear garden. Door with stone staircase descending to the basement. Four panelled doors with moulded architraves, opening to:-

SEPARATE WC:
low level flush wc, wall mounted wash basin with hot and cold water taps, stone flagged flooring, ceiling light point.

DINING ROOM: 17' 1'' x 16' 10'' (5.20m x 5.13m)
stone flagged flooring, original Welsh dresser with cupboards, drawers and shelving, original range plus two coppers, 2 bread ovens and bread prove, 2 raised height obscure glazed windows to the front elevation, decorative arch, ceiling light point, inset ceiling downlights, two radiators. Wide walkway through to the kitchen/breakfast room. Doors to:-

STORAGE ROOM:
having barrelled ceilings and restricted head height, slate flagged flooring, two wall light points.

UTILITY/PANTRY: 6' 9'' x 12' 6'' (2.06m x 3.81m)
Belfast style sink with hot and cold water taps, space and plumbing for washing machine, space for freezer, roll edged granite effect worktop, fitted shelving, slate flagged flooring, ceiling light point, raised height window to the front elevation, main switch board control, pantry cupboard with shelving.

KITCHEN/BREAKFAST ROOM: 14' 5'' x 14' 3'' (4.39m x 4.34m)
two multi-paned sash windows with window seats overlooking the sun terrace. Shaker style kitchen comprehensively fitted with an array of panelled base and eye level units combining drawers, cabinets and shelving. Roll edged solid wooden worktop surfaces with matching upstands, ceramic Villeroy and Boch double sink with mixer tap over. Breakfast bar, stone flagged flooring, range cooker with stainless steel splashback and extractor hood, space for tall fridge/freezer, radiator, inset ceiling downlights. Door returning to the hallway.

CELLAR

Accessed via the aforementioned turning stone staircase, leading to:

STUDIO: 13' 7'' x 11' 10'' (4.14m x 3.60m)
having a barrelled ceiling with two illuminate strip lights, stone flagged flooring, radiator. Part multi-paned wooden door opening externally to an archway leading to the rear garden. Door to:

WINE STORE: 13' 0'' x 7' 1'' (3.96m x 2.16m)
original wine bins, stone flagged flooring, barrelled ceiling, spotlight lighting.

FIRST FLOOR

LANDING:
enjoying plenty of natural light via a tall multi-paned sash window to the front elevation with working shutters, tall moulded skirtings, turning staircase continuing to the second floor with mahogany handrail, storage cupboard with shelving, simple moulded cornicing, ceiling light point. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: 19' 9'' x 14' 10'' (6.02m x 4.52m)
two multi-paned sash windows with working shutters to the rear elevation, central period fireplace with recesses to either side, exposed wooden floorboards, tall moulded skirtings, decorative dado rail, simple moulded cornicing, radiator, ceiling light point. Panelled door with moulded architraves, opening to:-

Jack & Jill Bath/Shower Room: 18' 0'' x 12' 7'' (5.48m x 3.83m)
two multi-paned sash windows to the front elevation with working shutters and overlooking Brandon Hill. Roll top bath with mixer tap and telephone style shower attachment. Large shower cubicle with built in shower, hand held shower attachment and an overhead circular shower. ‘His & Hers’ wash hand basins with mixer taps and cupboards blow. Low level dual flush wc. Period fireplace with recesses to either side, heated towel rail, radiator, simple moulded cornicing, inset ceiling downlights, shaver point. Door returning to the landing.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via the aforementioned sash window at three-quarter landing plus additional multi-paned window, tall moulded skirtings, ceiling light point, sweeping staircase ascending to the third floor with useful understair storage cupboard offering space for tumble dryer, Airing Cupboard housing hot water cylinder with slatted shelving. Panelled doors opening to:-

BEDROOM 2: 15' 3'' x 14' 8'' (4.64m x 4.47m)
two multi-paned sash windows overlooking Brandon Hill with radiators below, period fireplace, ceiling light point.

BEDROOM 3: 14' 10'' x 13' 8'' (4.52m x 4.16m)
two multi-paned sash windows with views across Bristol including The Cathedral and Dundry in the distance. Central period fireplace with recesses to either side, two radiators, ceiling light point.

SHOWER ROOM/WC: 9' 8'' x 4' 2'' extending to 5'3" (2.94m x 1.27m/1.60m)
large shower cubicle with mosaic effect tiled surround, wall mounted shower unit and hand held shower attachment. Low level dual flush wc. Pedestal hand basin with hot and cold water taps and splashback tiling. Opaque glazed window to the rear elevation, heated towel rail, wall light point, ceiling light point.

THIRD FLOOR

LANDING:
exposed brick wall, ceiling light point, loft access. Doors to:-

BEDROOM 4: 19' 8'' x 12' 0'' (5.99m x 3.65m)
dormer style window to the rear elevation with views, part restricted head height with exposed beams, exposed brick wall, eaves storage cupboards, radiator, loft access, wall light points.

BEDROOM 5: 14' 10'' x 13' 1'' (4.52m x 3.98m)
two skylight windows, part restricted head height with exposed beams, period fireplace, exposed brick wall, radiator, loft access, wall light points.

KITCHENETTE: 6' 11'' x 6' 3'' (2.11m x 1.90m)
stainless steel sink with draining board to side and mixer tap over, double electric hob, integral fridge, storage cupboard, wall light point.

OUTSIDE

REAR GARDEN: 70' 0'' x 20' 0'' (21.32m x 6.09m)
immediately to the rear of the house there is a stone sun terrace with ample space for garden furniture and enjoying a very pleasant outlook over the walled rear garden. Steps with wrought iron balustrade give access to the main section of garden. Beneath the sun terrace there is an arch which gives access to the workshop as well as two useful storage rooms (one housing two wall mounted gas fired Potterton boilers). A serpentine lawned pathway leads to the bottom of the garden where there is a bricked sitting out area around an established lime tree which offers ample space for garden furniture, potted plants and barbecuing etc. The garden is incredibly well stocked by an abundance of flowering plants and mature shrubs including a Magnolia, crab apple tree, established rambling rose, clematis, Jasmin, white flowering wisteria, daisies, weeping willow, azaleas and hydrangea. Outside water tap and external lighting.

IMPORTANT REMARKS

VIEWING F& 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. As of the 1st April 2018 there is a general requirement for any properties rented out in the private rented sector to have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new tenancies and renewals of existing tenancies with effect from 1st April 2018 and will also come into force for all existing tenancies on 1st April 2020. It will be unlawful to rent 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.