GROUND FLOOR

APPROACH:
from the pavement pass across the driveway up to the covered front door with double glazed inserts which opens into:

ENTRANCE HALL:
doors radiate off to the sitting room, dining room/family room and kitchen/breakfast room and staircase rises to first floor landing. Upvc double glazed window to side elevation, low level cupboard housing electricity and gas meters and useful understairs storage cupboard and radiator.

SITTING ROOM: (front) (13' 11'' into bay x 12' 10'' into chimney recess) (4.24m x 3.91m)
upvc double glazed window to wide bay, gas flame effect fire with stone hearth, radiator, wide archway opening into:-

DINING ROOM/FAMILY ROOM: (12' 2'' x 11' 4'' into chimney recess) (3.71m x 3.45m)
low level shelving to one chimney recess, radiator. Double glazed sliding patio style doors open into the conservatory.

CONSERVATORY: (9' 6'' x 7' 10'') (2.89m x 2.39m)
upvc double glazed conservatory from which double doors lead onto the garden and further double doors lead back into the kitchen.

KITCHEN/BREAKFAST ROOM: (16' 1'' x 7' 5'') (4.90m x 2.26m)
range of base and wall mounted units with roll edged work surfaces and tiled splashbacks, stainless steel sink unit with drainer and mixer tap, space for fridge/freezer, built in electric oven and hob and extractor hood, plumbing for washing machine, upvc double glazed window to side elevation and side entrance door and further door at the end leads through to the utility/wc. Wall mounted Vaillant gas boiler, radiator.

UTILITY/WC:
low level wc, pedestal wash hand basin with tiled splashback, useful storage unit with work surface above, upvc double glazed windows and radiator.

FIRST FLOOR

LANDING:
doors radiate off to all rooms on this floor and double glazed window to side elevation and ceiling loft hatch provides access to large loft with drop down ladder. (Subject to obtaining all the necessary consents the loft space could be converted to provide further habitable accommodation).

BEDROOM 1: (rear) (12' 2'' x 11' 4'' into chimney recess) (3.71m x 3.45m)
a good range of built in cupboards and drawers, upvc double glazed window to rear elevation, radiator.

BEDROOM 2: (front) (11' 8'' x 10' 0'' into chimney recess) (3.55m x 3.05m)
upvc double glazed window to front elevation, radiator, built in wardrobe and cupboards.

BEDROOM 3: (front) (8' 8'' x 7' 10'') (2.64m x 2.39m)
upvc double glazed window to front elevation, radiator.

FAMILY BATHROOM/WC:
white suite comprising low level wc, pedestal wash hand basin, panelled bath in tiled surround with mains fed wall mounted shower attachment over the bath. Heated towel rail, upvc double glazed window to rear elevation, extractor fan.

OUTSIDE

FRONT GARDEN:
driveway parking within the front garden for at least 2 cars. Surrounded by deep flower beds with a number of flowering bushes, plants and a lovely Cherry tree. Fence and low level brick boundaries.

REAR GARDEN:
mainly laid to lawn with sitting out patio area close to the house and also towards the rear of the garden with deep beds containing numerous specimen plants, bushes and shrubs including a Feijoa and Myrtle tree. Gated side access.

GARAGE: (15' 7'' x 8' 4'') (4.75m x 2.54m)
useful storage garage with glazed side window and adapted door to provide pedestrian access onto Back Stoke Lane and so to the local shops.

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.