GROUND FLOOR

APPROACH:
via landscaped driveway providing ample off street parking leading beside level lawned front garden to the main front door to the property.

ENTRANCE HALLWAY: (18' 7'' x 6' 5'') (5.66m x 1.95m)
stairs rising to the first floor, doors opening to kitchen/breakfast room and the sitting room, storage cupboard and downstairs wc. Radiator.

CLOAKROOM/WC:
low level wc, wash hand basin with vanity unit below, opaque double glazed window to the side elevation, further understairs storage.

SITTING ROOM: (15' 2'' x 13' 9'') (4.62m x 4.19m)
a generous sitting room with large bow double glazed window to front elevation overlooking front garden, large opening through to dining area, radiator.

DINING AREA: (11' 9'' x 10' 0'') (3.58m x 3.05m)
sliding double glazed doors to the rear opening into the garden room, radiator.

GARDEN ROOM: (11' 7'' x 8' 9'') (3.53m x 2.66m)
double glazed sliding doors to the rear elevation overlooking the rear garden and patio, Velux skylight, door back through to the kitchen/breakfast room, radiator.

KITCHEN/BREAKFAST ROOM: (18' 4'' x 10' 2'') (5.58m x 3.10m)
measured as one room, but described separately as follows:-

Kitchen Area:
a range of wall and base units incorporating working surfaces, tiled splashbacks, stainless steel sink unit and draining board, mixer tap, 4 ring electric hob, waist level electric oven and grill with microwave oven above, space for fridge and space and plumbing for dishwasher.

Breakfast Area:
double glazed Velux style skylight and double glazed windows and doors to the rear elevation opening out onto the rear garden, lots of natural light, radiator.

FIRST FLOOR

LANDING: (11' 11'' x 6' 4'') (3.63m x 1.93m)
doors opening into bedrooms 1, 2 & 3 and bathroom/wc, access to roof storage space, storage cupboard housing boiler.

BEDROOM 1: (previously two rooms, knocked into one 20' 8'' x 10' 1'') (6.29m x 3.07m)
two large double glazed windows to the rear elevation overlooking the rear garden, range of fitted wardrobes, radiator, corner shower cubicle, wash hand basin in vanity unit with tiled surrounds.

BEDROOM 2: (front) (11' 5'' x 10' 0'') (3.48m x 3.05m)
double glazed window to the front elevation, radiator.

BEDROOM 3: (front) (10' 2'' x 8' 11'') (3.10m x 2.72m)
double glazed window to the front elevation, radiator, overstairs storage cupboard.

BATHROOM/WC: (6' 5'' x 5' 4'') (1.95m x 1.62m)
modern well presented white suite with low level wc, wash hand basin and deep panelled bath with curved shower screen, overhead shower and handheld shower fitment, opaque double glazed window to side elevation, heated towel rail.

OUTSIDE

FRONT GARDEN: (32' 0'' wide x 19' 0'' deep) (9.75m x 5.79m)
lawned front garden with pretty flower borders, generous off street parking driveway leading to:-

CAR PORT: (16' 3'' in length x 9' 1'' in width) (4.95m x 2.77m)
this in turn leads to:-

GARAGE/OUTBUILDING: (18' 0'' in length x 8' 10'' in width) (5.48m x 2.69m)
separated into storage and then a useful space at the rear with light and power.

REAR GARDEN: (48' 0'' in length x 32' 0'' in width, overall incl. garage) (14.62m x 9.75m)
a lovely garden with lawn, well screened with shrub and flower borders, productive apple tree, large patio area and very useful side access.

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.