GROUND FLOOR

APPROACH:
from the pavement, wrought iron pedestrian gate with impressive gate pillars opens onto a pathway which bisects the front garden and then with shallow flight of steps to the front entrance. Solid wood panelled front door with brass door furniture and fanlight, opening to:-

RECEPTION HALL:
a most welcoming entrance, having engineered oak flooring, tall moulded skirtings, simple moulded cornicing and an ornate ceiling arch. Elegant turning staircase ascending to the first floor and descending to the lower ground floor. Two ceiling light points. Part multi-paned wooden door opening externally to the rear courtyard. Six-panelled doors with moulded architraves, opening to:-

SITTING ROOM: (14' 9'' x 10' 6'') (4.49m x 3.20m)
multi-paned sash window overlooking the front garden with panelled shutters. Central period fireplace with cast iron grate, slate hearth and ornately carved stone mantelpiece. Recesses to either side of the chimney breast (one with double opening cupboard and fitted bookshelving), engineered oak flooring, tall moulded skirtings, ornate moulded cornicing, two Victorian style radiators, wall detailing, two ceiling light points, two wall light points. Multi-paned double doors opening to:-

CONSERVATORY: (7' 10'' x 6' 8'') (2.39m x 2.03m)
having attractive exposed stone walls on three sides, sloping ceiling with exposed beams and double glazed panels, terracotta tiled flooring, vertical Victorian style radiator, wall light point. Part double glazed wooden door with matching side panels overlooking and opening externally onto the rear courtyard.

STUDY: (14' 9'' x 7' 4'') (4.49m x 2.23m)
multi-paned sash window overlooking the front garden with working panelled shutters, ornate white painted cast iron fireplace, recesses to either side of the chimney breast (one with double opening cupboard and fitted shelving), engineered oak flooring, tall moulded skirtings, simple moulded cornicing, Victorian style radiator, ceiling light point, two wall light points.

CLOAKROOM/WC:
twin double opening cloakroom cupboard with folding doors and offering ample hanging rail and shelving space. Low level dual flush wc. Wall mounted wash hand basin with mixer tap. Hexagonal tiled flooring, tall moulded skirtings, opaque glazed sash window to the rear elevation, inset ceiling downlights, extractor fan. Wall mounted Vaillant gas fired condensing boiler.

LOWER GROUND FLOOR

HALL:
part wooden flooring and part slate flagged flooring, fitted double opening cupboard with shelving above, Victorian style radiator, attractive open tread staircase with handrail, two wall light points, wall mounted thermostat heating control. Open walkway through to the kitchen/dining room. Six-panelled door with moulded architraves opening to utility room.

STORE ROOM:
barrelled ceiling, scaffolding wood shelving, vertical Victorian style radiator, wall light point.

UTILITY ROOM: (7' 7'' x 6' 3'') (2.31m x 1.90m)
slate flagged flooring, space for tall fridge/freezer, space and plumbing for washing machine and tumble dryer, ceiling light point, extractor fan. Hot water cylinder with pressurised tank.

KITCHEN/DINING ROOM: (22' 0'' x 13' 9'') (6.70m x 4.19m)
a wonderful family living space, loosely divided as follows:-

Kitchen:
comprehensively fitted with an array of sleek gloss soft closing base and eye level cabinets, solid wooden worktop surfaces with splashback tiling and pelmet lighting. Undermount Belfast style sink with indented draining boards to either side and swan neck mixer tap. Chimney breast with recessed range cooker (available by separate negotiation) and extractor hood. Integral appliances including fridge and dishwasher. Island unit with roll edged granite worktop surface, drawers below and shelving. Sheet brass feature. Inset ceiling downlights, slate flagged flooring, pull out recycle bin, multi-paned sash window to the front elevation with working panelled shutters. Wide wall opening to:-

Dining Area:
multi-paned sash window to the front elevation with working panelled shutters, chimney breast with recessed wood burning stove set upon a slate hearth with wooden lintel. Recesses to either side of the chimney breast (one with double opening cupboard and fitted shelving), a continuation of the slate flagged flooring, Victorian style radiator, inset ceiling downlights, three wall light points. Part glazed wood panelled door opening externally to the front elevation.

FIRST FLOOR

LANDING:
enjoying plenty of natural light via an obscure glazed sash window to the rear elevation, tall moulded skirtings, Victorian style radiator, ceiling light point. Turning staircase continuing to the second floor with handrail. Six-panelled doors with moulded architraves, opening to:-

SHOWER ROOM:
double width shower with sliding glass door, side panels, wall mounted shower unit with overhead circular shower and handheld shower attachment. Pedestal wash hand basin with hot and cold water taps. Low level wc. Travertine tiled flooring, partially tiled walls with bevel edged tiles, inset ceiling downlights, heated towel rail/radiator, extractor fan, obscure glazed sash window to the rear elevation.

BEDROOM 1: (14' 6'' x 10' 7'') (4.42m x 3.22m)
tall multi-paned sash window to the front elevation with working panelled shutters and enjoying a pleasant outlook. Ornate cast iron fireplace with slate hearth. Recesses to either side of the chimney breast (one with double wardrobe), tall moulded skirtings, ornate moulded cornicing, Victorian style radiator, ceiling light point. Six-panelled door with moulded architraves, opening to:-

En-Suite Shower Room:
double width shower cubicle with sliding glass door, side panel, wall mounted shower unit and handheld shower attachment. Pedestal wash hand basin with hot and cold water taps. Low level dual flush wc. Obscure glazed window to the rear elevation, travertine tiled flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan, partially tiled walls with bevel edged tiles.

BEDROOM 2: (14' 10'' x 11' 10'') (4.52m x 3.60m)
multi-paned sash window to the front elevation with working panelled shutters and enjoying a pleasant outlook over neighbouring streets. Ornate cast iron fireplace with slate hearth, generous bedroom furniture including cupboards and wardrobes, tall moulded skirtings, ornate moulded cornicing, Victorian style radiator, ceiling light point.

SECOND FLOOR

PART GALLERIED LANDING:
obscure glazed sash window to the rear elevation, Victorian style radiator, moulded skirtings, ceiling light point. Four-panelled doors with moulded architraves, opening to:-

BATHROOM:
'P' shaped bath with shower screen, wall mounted shower unit, handheld shower attachment and an overhead circular shower. Low level wc. Pedestal wash hand basin with hot and cold water taps. Obscure glazed sash window to the rear elevation, travertine tiled flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan, partially tiled walls with bevel edged tiles.

BEDROOM 3: (14' 6'' x 10' 11'') (4.42m x 3.32m)
multi-paned sash window to the front elevation with elevated views, white painted ornate cast iron fireplace, recesses to either side of the chimney breast, Victorian style radiator, loft access, ceiling light point. Four-panelled door with moulded architraves, opening to:-

En-Suite Shower Room:
double width shower cubicle with sliding door, side panel, wall mounted shower unit and handheld shower attachment. Pedestal wash hand basin with hot and cold water taps. Low level dual flush wc. Travertine tiled flooring, obscure glazed window to the rear elevation, partially tiled walls with bevel edged tiles, heated towel rail/radiator, inset ceiling downlights, extractor fan.

BEDROOM 4: (14' 9'' x 11' 2'') (4.49m x 3.40m)
multi-paned sash window to the front elevation with elevated views, white painted ornate cast iron fireplace, recesses to either side of the chimney breast, Victorian style radiator, ceiling light point.

OUTSIDE

FRONT GARDEN: (38' 0'' x 22' 0'') (11.57m x 6.70m)
used as the principal garden for the house, for ease of maintenance this is mainly laid with high quality synthetic grass with central paved pathway and edging to either side as well as along the front boundary. Steps lead down to vaulted storage and with additional entrance to the kitchen/dining room, outside light. Aluminium bike store (available by separate negotiation).

REAR COURTYARD: (14' 9'' x 6' 8'') (4.49m x 2.03m)
enjoying a good amount of privacy and sunny aspect for the evening sun, flint chipped and external lantern light, ample space for garden furniture, raised flower beds with Japonica, Acer, hydrangea and grasses.

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 with a perpetual yearly rent charge of £5.0s.0d p.a. This information should be checked with your legal adviser.

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

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.