GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with brick paviored pathway running alongside the front garden to an open-fronted porch. Part stained glass wood panelled door with brass door furniture and stained glass fanlight, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, part stained glass window to the front elevation, tall moulded skirtings, timber panelled walls to dado rail, ornate moulded cornicing, base level cupboard and wall mounted shelving with coat hooks, ceiling light point. Part stained glass wood panelled door with matching side panel and overlights, opening to:-

RECEPTION HALL:
some 24ft in length and a most welcoming introduction to this spacious family home, having engineered oak flooring, tall moulded skirtings, Victorian style radiator, picture rail, simple moulded cornicing, two ornate ceiling roses with light points, useful understairs storage cupboard, elegant turning staircase ascending to the first floor with mahogany handrail and ornately carved spindles. Stripped pine wood panelled doors with moulded architraves, opening to:-

SITTING ROOM: (16' 1'' x 13' 3'') (4.90m x 4.04m)
a gracious principal reception room having 9’10” ceiling height with simple moulded cornicing and an ornate ceiling rose with light point. Bay window to the front elevation comprising four part multi-paned sash windows with Victorian style radiator below. Central period fireplace with inset woodburning stove set upon a slate hearth with ornately carved stone mantelpiece. Recesses to either side of the chimney breast (both with fitted bookshelving and double opening cupboards), tall moulded skirtings, picture rail.

SNUG: (11' 4'' x 10' 9'') (3.45m x 3.27m)
central chimney breast with recess and recesses to either side, tall moulded skirtings, Victorian style radiator, picture rail, simple moulded cornicing, ornate ceiling rose with light point. Open walkway providing access to the kitchen family entertaining space with raised height triangular powder coated aluminium double glazed window.

KITCHEN FAMILY ENTERTAINING SPACE: 18' 7'' x 17' 0'' decreasing to 15'9 (5.66m x 5.18m/4.81m)
comprehensively fitted with an array of shaker style soft closing base and eye level units combining drawers and cabinets. Large island unit incorporating breakfast bar with cabinets and shelving below. Roll edged quartz worktop surfaces with matching upstands and splashback to the range cooker. Integral Smeg electric/gas range cooker with extractor hood over, dishwasher and wine cooler. Space for American style fridge/freezer. Engineered oak flooring with underfloor heating, tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, three ceiling light points, ample space for table and chairs. Full length raised height powder coated aluminium double glazed windows across the side return extension plus powder coated aluminium double glazed window overlooking the rear garden. A particularly attractive feature is a bay window overlooking the rear garden with central wooden double glazed double doors having sash windows to either side and an overlight. Stripped pine panelled door with moulded architraves returning to the reception hall. Panelled door opening to:-

LAUNDRY CUPBOARD:
space and plumbing for washing machine and tumble dryer on stacker system with cupboard above and to the side, engineered oak flooring, ceiling light point.

SEPARATE WC:
low level flush wc, wall mounted wash hand basin with mixer tap and cupboard below, engineered oak flooring, heated towel rail/radiator, timber panelled walls to dado height, ceiling light point.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with mahogany handrail and ornately carved spindles with turning staircase ascending to the second floor, tall moulded skirtings, Victorian style radiator, two ornate ceiling roses with light points. Stripped pine panelled doors with moulded architraves, opening to:-

BEDROOM 1: (16' 3'' x 13' 3'') (4.95m x 4.04m)
bay window to the front elevation comprising four part multi-paned sash windows with Victorian style radiator below. Central period fireplace with cast iron grate and surround, decorative tiled slips, granite hearth and an ornately carved mantelpiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point.

BEDROOM 2: (15' 7'' x 11' 10'') (4.75m x 3.60m)
bay window overlooking the rear garden comprising three wooden double glazed sash windows. Chimney breast with recesses to either side (both with fitted bookshelving), tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, Victorian style radiator. Stripped pine panelled door with moulded architraves, opening to:-

En-Suite Shower Room/WC: (7' 8'' x 3' 1'') (2.34m x 0.94m)
built-in shower cubicle with sliding door and side panel, bevel edged wall tiling, wall mounted shower unit, handheld shower attachment and an overhead circular waterfall style shower. Wall mounted wash hand basin with hot and cold water taps and towel rail. Low level flush wc. Heated towel rail/radiator, wood effect tiled flooring, inset ceiling downlights, extractor fan, powder coated aluminium double glazed window to the side elevation.

FAMILY BATH/SHOWER ROOM/WC: (11' 2'' x 10' 7'') (3.40m x 3.22m)
freestanding roll top bath with mixer tap and telephone style shower attachment. Shower cubicle with sliding double doors and side panels, low level shower tray, fully tiled surrounds, wall mounted shower unit, handheld shower attachment and an overhead circular waterfall style shower. Low level flush wc. Pedestal wash hand basin with mixer tap. Tiled walls to dado height, wood effect tiled flooring with underfloor heating, Victorian style heated towel rail/radiator, ornate cast iron fireplace with recesses to either side of the chimney breast (one with double opening cupboard and further double opening cupboard above), part opaque glazed sash window to the rear elevation, tall moulded skirtings, inset ceiling downlights, extractor fan.

STUDY: (8' 4'' x 5' 3'') (2.54m x 1.60m)
part multi-paned sash window to the front elevation, tall moulded skirtings, Victorian style radiator, ceiling light point, raised height stained glass internal window through to the landing.

SECOND FLOOR

PART GALLERIED LANDING
part galleried over the stairwell with mahogany handrail and ornately carved spindles, tall moulded skirtings, inset ceiling downlights. Stripped pine panelled doors, opening to:-

BEDROOM 3: (18' 9'' x 10' 9'') (5.71m x 3.27m)
dual aspect with powder coated aluminium double glazed window to the rear elevation and two Velux windows to the front elevation with fitted blinds. Tall moulded skirtings, double opening eaves storage cupboard, Victorian style radiator, inset ceiling downlights, ceiling light point.

BEDROOM 4: (10' 10'' x 7' 10'') (3.30m x 2.39m)
two Velux windows to the front elevation with fitted blinds, tall moulded skirtings, Victorian style radiator, ceiling light point.

SHOWER ROOM/WC: (7' 4'' x 5' 11'') (2.23m x 1.80m)
shower cubicle with sliding double doors and side panels, built-in shower unit, handheld shower attachment and an overhead circular waterfall style shower. Wash hand basin with hot and cold water taps and cupboard below. Low level flush wc. Wood effect tiled flooring, partial bevel edged wall tiling, tall moulded skirtings, Victorian style radiator/heated towel rail, Velux window with fitted blind to the side elevation, inset ceiling downlights, extractor fan. Double opening cupboard doors giving access to:-

PLANT ROOM:
wall mounted Worcester Bosch gas fired combination boiler with hot water cylinder and pressurised tank.

OUTSIDE

FRONT GARDEN: (19' 0'' x 17' 0'') (5.79m x 5.18m)
set behind a dwarf stone wall with mature shrubs along the boundary wall, to one side of the pathway there is a level section of lawn and clipped hedge borders to either side plus an established wisteria which has been trained over the front bay window.

REAR GARDEN: (50' 0'' x 19' 0'') (15.23m x 5.79m)
immediately to the rear of the house there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. A brick paviored pathway then leads alongside a level section of lawn to a further patio at the tail end of the garden with useful garden shed. Enclosed on all three sides by a combination of brick and rendered walls, partially with timber trellising. Deep shrub borders to either side featuring an array of flowering plants and mature shrubs. Pedestrian gate opens onto rear access lane. Outside water tap, lighting and double power socket.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 with your legal adviser.

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