GROUND FLOOR

APPROACH:
via driveway with pathway leading off through the pretty front garden to the covered entrance and main front door to the property.

ENTRANCE HALLWAY:
a staircase rising to the first floor landing, part glazed double doors leading off to the sitting room, further doors accessing reception 2/family room, the separate kitchen and the ground floor cloakroom/wc. Radiator, ceiling coving.

SITTING ROOM: 18' 11'' x 12' 4'' (5.76m x 3.76m)
ceiling coving, bay to front comprising double glazed windows, radiators, doors accessing recessed understairs storage cupboard, further sliding patio style doors access the conservatory.

CONSERVATORY: 17' 5'' x 11' 9'' (5.30m x 3.58m)
good quality double glazed conservatory with tiled floor and doors accessing the rear garden.

RECEPTION 2/FAMILY ROOM: 9' 11'' x 9' 3'' (3.02m x 2.82m)
double glazed windows to front, ceiling coving, radiator.

KITCHEN: 9' 11'' x 9' 3'' (3.02m x 2.82m)
) fitted kitchen comprising base and eye level cupboards, with roll-edged worktop over, integrated electric oven with 4 ring gas hob, stainless steel sink and drainer unit, plumbing and appliance space for dishwasher, integrated fridge and separate freezer, wall mounted Worcester gas combination boiler, double glazed windows to rear and double glazed door to side accessing a side pathway out to the rear garden.

CLOAKROOM/WC:
low level wc, wash handbasin

FIRST FLOOR

LANDING:
double glazed window to rear, doors off to the 4 bedrooms and family bathroom, alarm control panel and recessed cupboard.

BEDROOM 1: 12' 9'' x 10' 0'' (3.88m x 3.05m)
double bedroom with built-in wardrobes, double glazed window to front, built-in dressing table, radiator.

En Suite Shower/wc:
white suite comprising shower enclosure with glass shower screen, pedestal wash hand basin, low level wc, radiator.

BEDROOM 2: 9' 9'' x 9' 9'' (2.97m x 2.97m)
double bedroom with double glazed windows to front, radiator and recessed wardrobes.

BEDROOM 3: 9' 9'' x 6' 11'' (2.97m x 2.11m)
double bedroom with double glazed window to front and radiator.

BEDROOM 4: 9' 9'' x 6' 8'' (2.97m x 2.03m)
built-in desk and double glazed window to rear and overlooking the garden.

BATHROOM/WC:
coloured bathroom suite comprising panelled bath, low level wc, pedestal wash handbasin, double glazed window to rear, part tiled walls, heated towel rail, radiator.

OUTSIDE

REAR GARDEN:
a pretty rear garden with level lawned section, raised flower borders containing various plants and shrubs, small garden pond, paved seating area and gated side access to the front of the property.

DRIVEWAY & GARAGE: 16' 1'' x 7' 10'' (4.90m x 2.39m)
there is driveway providing off street parking for at least 1 vehicle, leading up to a single garage with pitched roof and double glazed door to side accessing the rear garden.

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.

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.