GROUND FLOOR 18' 10'' x 6' 1'' (5.74m x 1.85m)
bright central hallway with partially glazed door leading into the sitting room and partially glazed double doors opening into the sociable kitchen/dining room, door leads into the downstairs wc and in turn to the utility/shower room, stairs rise to first floor, entrance door and double glazed panel to the side, low level cupboard housing the electric meter, Travertine tiled floor and underfloor heating, understairs storage cupboard.

CLOAKROOM/WC: 6' 1'' x 4' 0'' (1.85m x 1.22m)
low level wc, recessed spotlights and contemporary wash hand basin with mixer tap and fitted storage beneath. Door opening through to:

UTILITY/WET ROOM: 12' 1'' x 7' 8'' (3.68m x 2.34m)
fitted units which house the gas combination boiler and additional storage, working surface, stainless steel sink unit and draining board, mixer tap, space and plumbing for washing machine, radiator, wet room style mains fed shower, radiator.

OPEN PLAN KITCHEN/DINING ROOM: 26' 6'' x 13' 7'' (8.07m x 4.14m)
measured as one but described separately as follows:

Living Area:
a most impressive and sociable room perfect for entertaining with large bi-fold doors to the rear elevation opening out into the rear garden, continuation of the Travertine tiled floor and underfloor heating, recessed spotlights.

Kitchen Area:
high quality range of units incorporating a large island, 1½ bowl undermount stainless steel sink unit with mixer tap with detachable tap, light composite working surface, induction hob, extractor hood above, Smeg single oven and Smeg microwave/combination oven above, integrated appliances include fridge/freezer, dishwasher and wine fridge, additional double glazed window to the rear elevation overlooking the rear garden. Travertine tiled floor with under floor heating.

SITTING ROOM: 13' 1'' x 13' 1'' (3.98m x 3.98m)
large double glazed sash window to the side elevation, ceiling cornicing, recessed fireplace and tiled hearth, underfloor heating.

FIRST FLOOR

LANDING: 17' 5'' x 6' 0'' (5.30m x 1.83m)
doors lead off to all 3 bedrooms and bathroom/wc, feature arched sash window to the rear elevation bringing in plenty of natural light, access to the roof storage space and radiator.

BEDROOM 1: 16' 9'' x 13' 9'' (5.10m x 4.19m)
large double glazed sash window to the rear elevation overlooking the rear garden, opaque glazed sash window to the side elevation, radiator and fitted wardrobes.

En Suite Shower/wc:
contemporary white suite comprising low level wc, wash hand basin with mixer tap, large shower cubicle with mains fed shower and additional hand held shower fitment, tiled walls and floor, heated towel rail, recessed spotlights and shaver point.

BEDROOM 2: 13' 0'' x 13' 2'' (3.96m x 4.01m)
large sash window to the front elevation bringing in plenty of natural light and radiator.

BEDROOM 3: 13' 11'' x 10' 4'' (4.24m x 3.15m)
extremely bright room with 2 large sash windows to the side and rear elevations, fitted wardrobes and radiator.

FAMILY BATHROOM/WC: 6' 0'' x 5' 11'' (1.83m x 1.80m)
contemporary white suite comprising low level wc, ceramic wash hand basin with mixer tap, bath with tiled surround, hand held shower fitment and mains fed shower over, shower screen, recessed spotlights, tiled walls and floor, heated towel rail and double glazed casement window to the front elevation.


The property has a heat recovery ventilation system to the bedrooms, hallway, kitchen, diner/lounge, bathrooms and wc.

OUTSIDE

REAR GARDEN: 40' 0'' x 30' 0'' (12.18m x 9.14m)
the bi-fold doors lead directly out onto a patio area and then steps lead up to the main section of the garden which is mainly laid to lawn with well stocked borders containing a variety of shrubs and plants with additional patio to the side. Five bar gate leading to driveway and garage.

DOUBLE GARAGE: 16' 9'' x 14' 9'' (5.10m x 4.49m)
light and power.

DRIVEWAY/OFF STREET PARKING:
ample off street parking behind 5 bar gate.

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.