GROUND FLOOR

APPROACH:
via brick paved driveway providing off road parking. The driveway leads up to double gates, which in turn access a further section of driveway before the garage. To the left of the driveway is a front garden and covered entrance and main front door to the house.

ENTRANCE HALLWAY: 13' 5'' x 7' 0'' (4.09m x 2.13m)
bright and welcoming entrance hallway with original wall panelling and staircase rising to first floor landing with understairs storage cupboard. Low level meter cupboards also housing fuse box for electrics. Radiator, alarm control panel and doors leading off to sitting room, family/dining room, kitchen/breakfast room and cloakroom/ wc.

SITTING ROOM: 15' 5'' x 13' 11'' (4.70m x 4.24m)
high ceilings, wide bay to front comprising double glazed windows, feature gas fire, built-in low level cupboards to chimney recesses, cable TV point, telephone point, radiator.

RECEPTION 2/FAMILY ROOM: 13' 0'' x 11' 11'' (3.96m x 3.63m)
useful second reception room with a lovely outlook onto rear garden. Open fire with brick surround, wooden mantle and tiled hearth. Radiator, double glazed windows with central double glazed door providing a seamless access out to level south-easterly facing rear garden.

KITCHEN/BREAKFAST ROOM: 19' 6'' x 8' 11'' (5.94m x 2.72m)
good sized sociable kitchen/breakfast room with modern fitted kitchen comprising base and eye level cupboards and drawers with roll-edged laminated worktops over and inset stainless steel sink and drainer unit. Kitchen appliances (included in sale) fridge/freezer, cooker and washing machine. Dual aspect double glazed windows to side and rear, with the rear offering a lovely outlook over the garden. Ample space for breakfast table and chairs, radiator and double glazed door to side accessing the rear garden.

CLOAKROOM/WC:
low level wc, small wash basin with water heater over, double glazed window to side, inset spotlight.

FIRST FLOOR

LANDING:
plenty of natural light flooding through landing and stairwell provided by attractive original stained glassed window to side. Doors lead off to all 3 bedrooms, family bathroom and separate cloakroom/wc. Loft hatch with pull down ladder provides access to a generous loft storage space, offering further potential for conversion into additional accommodation (subject to any necessary consents).

BEDROOM 1: 15' 4'' x 12' 2'' (4.67m x 3.71m)
double bedroom with high ceilings, wide bay to front comprising double glazed windows, built-in wardrobes to chimney recesses, radiator.

BEDROOM 2: 13' 0'' x 12' 2'' (3.96m x 3.71m)
double bedroom with built-in wardrobes with storage cupboards above and airing cupboard with built-in slatted shelving and housing Vaillant gas central heating boiler. Radiator and double glazed windows to rear offering a lovely outlook over rear and neighbouring gardens.

BEDROOM 3: 8' 9'' x 8' 8'' (2.66m x 2.64m)
Oriel bay window with double glazing, high ceilings with picture rail and radiator.

BATHROOM/WC: 8' 4'' x 7' 5'' (2.54m x 2.26m)
white suite comprising panelled bath, pedestal wash basin and corner shower enclosure with system fed shower, high ceilings with part tiled walls, double glazed window to rear, radiator.

CLOAKROOM/WC:
low level wc and double glazed window to side.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING: front
front of the property is landscaped to brick paving to provide off street parking with flower borders containing various shrubs and plants. Double gates accessing a continuation of the driveway running along the right hand side of the property towards:-

GARAGE: 15' 0'' x 8' 3'' (4.57m x 2.51m)
single garage with pitched roof, up and over door, power, light and double glazed window to side.

REAR GARDEN: 65' 6'' x 0' 0'' (19.95m x 0.00m)
a lovely level south easterly facing rear garden mainly laid to lawn with well stocked deep flowers borders and fenced boundaries. Generous paved seating area closes to the property, gated side access to the driveway and garage. Further paved seating area behind the garage and 2 water butts.

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 by your legal adviser.

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

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.