GROUND FLOOR

APPROACH:

APPROACH: from pavement, impressive gate pillars with wrought iron vehicular double gates opening onto a tarmacadam driveway running alongside the house. An open-fronted porch with lantern light and monochrome tiled steps give access to the front door. Part stained glass wood panelled front door opening to:-

RECEPTION HALL: 23' 3'' x 6' 7'' (7.08m x 2.01m)
a most welcoming entrance to this spacious family home, having inlaid entrance mat and tessellated tiled flooring, stained glass side panels and overlights surround the front door, tall moulded skirtings, ornate moulded cornicing, turning staircase ascending to the first floor with mahogany handrail and ornately carved spindles, concealed radiator. Butler’s pantry with wall light point, shelving and coat rail. Door with staircase descending to the cellar. Four panelled doors with moulded architraves and brass door furniture opening to:-

SITTING ROOM: 18' 7'' x 15' 4'' (5.66m x 4.67m)
a gorgeous principal reception room having wide bay window to front elevation comprising three tall sash windows with working shutters, central coal effect gas fire with marble surround and hearth, plus an ornately carved wooden mantlepiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose, radiator.

DINING ROOM: 15' 7'' x 10' 6'' (4.75m x 3.20m)
tall arched sash window to the front elevation with working shutters, chimney breast with recesses to either side, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose, radiator.

FAMILY ROOM: 17' 5'' x 14' 4'' (5.30m x 4.37m)
wide bay window overlooking the rear elevation comprising three tall multi-paned sash windows with working shutters. Central coal effect gas fire with slate surround and hearth plus ornately carved Carrera marble mantlepiece. Tall moulded skirtings, recesses to either side of the chimney breast, picture rail, ornate moulded cornicing, ornate ceiling rose, radiator.

KITCHEN/BREAKFAST ROOM: 11' 7'' x 9' 9'' (3.53m x 2.97m)
comprehensively fitted with an array of base and eye level units combining drawers and cabinets, roll edged granite worktop surfaces with matching upstands, stainless steel centre sink tidy with draining board to side and swan neck mixer tap over, space for electric/gas oven, space for fridge, tiled flooring, multi-paned sash window to the rear elevation with working shutters, picture rail. Recessed Ideal Mexico gas fired condensing boiler. Airing cupboard housing hot water cylinder with slatted shelving. Door to:-

UTILITY ROOM: 7' 5'' x 6' 6'' (2.26m x 1.98m)
base and eye level cabinets plus raised height storage cupboards, stainless steel sink with draining board to side, roll edged granite effect worktop surfaces with splashback tiling, space for dishwasher, space for tall fridge/freezer, tiled flooring. Window and part multi-paned door overlooking and opening externally to the rear garden. Door to:-

SHOWER ROOM/WC:
corner shower cubicle with wall mounted electric shower and handheld shower attachment. Low level dual flush wc with concealed cistern. Wash handbasin with mixer tap and double opening cupboard below. A pair of obscure glazed windows to the rear elevation, tiled flooring, heated towel rail/radiator, space and plumbing for washing machine.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying plenty of natural light via an impressive stained glass lightwell, moulded skirtings, simple moulded cornicing. Useful storage cupboard. Panelled doors with moulded architraves opening to:-

BEDROOM 1: 15' 4'' x 15' 3'' (4.67m x 4.64m)
a pair of arched sash windows to the front elevation enjoying a pleasant silvan outlook. Central period fireplace with cast iron surround, tiled hearth and an ornately carved wooden mantlepiece. Recesses to either side of the chimney breast, painted exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, Victorian style radiator. Door to:-

EN-SUITE SHOWER ROOM:
shower cubicle with wall mounted massage style shower unit and handheld shower attached, low level dual flush wc with concealed cistern. Wash handbasin with mixer tap and drawer below. Moulded skirtings, part stained glass sash window to the side elevation, inset ceiling downlights, extractor fan.

BEDROOM 3: 15' 0'' x 11' 6'' (4.57m x 3.50m)
tall multi-paned sash window overlooking the rear garden, chimney breast with recesses to either side, moulded skirtings, simple moulded cornicing. Built-in wardrobe with shelving. Door to:-

DRESSING ROOM/OCCASIONAL BEDROOM 5: 13' 3'' x 6' 11'' (4.04m x 2.11m)
dual aspect with windows to the side and rear elevations, ornate cast iron fireplace, radiator, moulded skirtings.

BEDROOM 4/STUDY: 15' 2'' x 10' 6'' (4.62m x 3.20m)
arched sash window to the front elevation enjoying an attractive silvan outlook. Central period fireplace with cast iron surround, tiled hearth and ornately carved mantlepiece. Recesses to either side of the chimney breast, moulded skirtings, picture rail, radiator. Built-in wardrobe.

BEDROOM 2: 14' 5'' x 13' 4'' (4.39m x 4.06m)
bay window overlooking the rear garden comprising three multi-paned sash windows, period fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, simple moulded cornicing, radiator.

FAMILY BATHROOM/WC:
p-shaped panelled bath with shower screen, built-in shower unit and handheld shower attachment. Wall mounted wash hand basin with mixer tap and double opening cupboard below. Low level dual flush wc with concealed cistern. Bidet. Part stained glass sash window to side elevation, period fireplace, heated towel rail/radiator, inset ceiling downlights, extractor fan.

CELLAR
Divided into four compartments and having a maximum ceiling height of 6’2” (1.88m) with light and power connected and offering useful overflow storage or possible workshop space.

OUTSIDE

DRIVEWAY PARKING:
wrought iron double opening vehicular gates open onto a tarmacadam driveway that can if necessary be used as parking and beyond this via impressive wooden double gates there is a stone chipped parking area with space for two cars.

FRONT GARDEN: 28' 0'' x 25' 0'' (8.53m x 7.61m)
principally laid to lawn with deep shrub borders featuring an array of flowering plants and mature shrubs. Of particular note, there is an established pink flowering rose around the bay window. Dwarf stone wall along the front boundary with high hedge border providing a good amount of privacy.

REAR GARDEN: 45' 0'' x 45' 0'' (13.71m x 13.71m)
(measurements include section of driveway parking area) enjoying a delightful south-westerly facing orientation and therefore all-day sunshine, enclosed on all three sides by a mixture of brick and stone walls with an assortment of climbing plants. There is a level, shaped section of lawn with garden pond and deep shrub borders providing a plethora of colour and interest throughout the year. Hexagonal shaped garden shed. Central apple tree and stone paved patio with ample space for garden furniture, potted plants and barbecuing etc.

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 with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council tax Band: G

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.