GROUND FLOOR

APPROACH:
From Seawalls Road via entrance gate set in the boundary wall with outside light, opening into a front courtyard. Canopied porch entrance with outside light. Handsome, wide solid oak main front entrance door into the residence.

RECEPTION HALL:
Inlaid entrance mat with parquet flooring, moulded skirtings, inset ceiling downlights, ceiling light point, radiator. Staircase ascending to the first floor enjoying natural light via window to the side elevation. Door to cloakroom/wc. Multi-paned double doors opening to the dining room. Multi-paned doors opening to:-

KITCHEN/BREAKFAST ROOM: (14' 1'' x 9' 1'') (4.29m x 2.77m)
Comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinet and glazed display cabinets. Roll edged granite effect worktop surfaces with splashback tiling, 1½ bowl stainless steel sink with draining board to side and swan neck mixer tap over. Rangemaster with 5 ring gas hob, double electric oven and grill. Integral dishwasher and extractor hood. Space and plumbing for washing machine. Space for tall fridge/freezer. Window to the front elevation, tiled effect flooring, two ceiling light points. Useful understairs storage cupboard serving as a pantry. Multi-paned door opening to:-

SITTING/DINING ROOM: (24' 1'' x 11' 7'' min extending to 15'0 max) (7.34m x 3.53m/4.57m)
Central coal effect gas fire with cast iron surround, granite hearth and stone mantlepiece. Parquet wood block flooring, moulded skirtings, 2 radiators, coved ceiling, ceiling light point, 2 wall light points. A pair of recessed stained glass windows to the side elevation. 2 sets of double glazed sliding patio doors (1 within a box bay) both of which open out onto the rear garden and have a delightful outlook including the trees on the Downs. Multi-paned door returning to the reception hall.

DINING ROOM: (10' 5'' max into picture window x 9' 9'') (3.17m x 2.97m)
A lovely light dual aspect reception room with double glazed windows on 2 sides including double doors leading out to the patio and rear garden. Moulded skirtings, radiator, coved ceiling, ceiling light point.

CLOAKROOM/WC:
Low level dual flush wc, wall mounted wash handbasin, obscured glazed window to the side elevation, inset ceiling downlights, extractor fan.

FIRST FLOOR

PART GALLERIED LANDING:
Staircase with handrail rises from the reception hall, a double glazed window casts natural light into the stairwell and landing, loft access hatch to roof space, moulded skirting, 2 ceiling light points. Doors opening to:-

BEDROOM 1: (14' 2'' x 12' 3'') (4.31m x 3.73m)
A dual aspect principal bedroom having double glazed windows on 2 sides both with very pleasant vistas of the trees and open spaces of the Downs across the charming rear garden. Moulded skirtings, 2 radiators, ceiling downlighters.

BEDROOM 2: (10' 6'' x 9' 9'') (3.20m x 2.97m)
Double glazed windows, pleasant vistas of the trees and open spaces of the Downs, 2 wall light points, radiator, moulded skirtings.

BEDROOM 3: (12' 3'' x 8' 5'') (3.73m x 2.56m)
Double glazed windows, pleasant sunny orientation across the garden towards the Downs, radiator, ceiling light point.

BEDROOM 4: (11' 0'' x 6' 2'') (3.35m x 1.88m)
Dual aspect with double glazed windows to the front and side elevations, built-in shelving, radiator, moulded skirtings, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC: (9' 9'' x 8' 6'') (2.97m x 2.59m)
Free standing roll top bath on ball and claw feet with mixer tap and telephone style shower attachment. Large shower cubicle with low level shower tray, wall mounted shower unit and overhead circular shower with fully tiled surround. Low level flush wc. Pedestal wash handbasin with mixer tap and towel rail. Tiled effect flooring, double glazed windows to the front elevation, heated towel rail/radiator, additional radiator, shaver point, inset ceiling downlights, extractor fan, ceiling light point.

SEPARATE WC: (7' 5'' x 2' 10'') (2.26m x 0.86m)
Low level flush wc and wash handbasin set into wooden top with cupboard below, heated towel rail/radiator, double glazed window, shaver point, tiled effect flooring, ceiling light point.

OUTSIDE

LARGE GARAGE: (16' 0'' x 14' 1'') (4.87m x 4.29m)
The main garage door opens onto Seawalls Road.
Up and over door, sealed windows to rear, electric, light and power installed. Door off to workshop and side personal door to front courtyard.

WORKSHOP: (12' 6'' x 5' 11'') (3.81m x 1.80m)
Casement window, wall lights.

FRONT GARDEN:
Includes the garage and workshop block and a pleasant courtyard (approx. dimensions 25ft x 17ft (7.62m x 5.18m)) with brick pavioured terrace and retained flower beds, mature flowering ornamental tree providing shade, small garden shed behind garage, outside light including security light above the entrance door, outside tap, high boundary walls, access at side through to:-.

REAR GARDEN: (47' 0'' x 36' 0'') (14.31m x 10.96m)
A very pleasant mature garden on 2 main levels, extensive paved sitting out terrace immediately behind the house and lawn on one level with retained flower bed; steps to the raised level with a further pleasant lawned area, cultivated flower beds and a flagstone paved sitting out area; fencing and stone walls to boundaries, all well stocked with flowering plants, mature shrubs and specimen trees including flowering cherry and evergreen magnolia. The rear garden backs onto the wooded fringes and open space of the Downs and enjoys open aspects to the east, south and west so that the various parts of the garden receive sunshine throughout the day - the ideal combination of sun and shade, a truly delightful 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 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.