GROUND FLOOR

APPROACH:
from the pavement, double opening 5 bar vehicular gates on to a Tarmacaden driveway which leads alongside the house. UVPC double-glazed door with wall-mounted lantern light, opening to:-

ENTRANCE HALLWAY: 14' 2'' x 4' 11'' (4.31m x 1.50m)
a most welcoming entrance with exposed wooden floorboards, turning staircase ascending to the first floor, radiator, ornate moulded plasterwork, wall light point, ceiling light point. Wood panelled doors with brass door furniture opening to:-

SITTING ROOM: 16' 4'' x 14' 10'' (4.97m x 4.52m)
virtually full width box bay window to the front elevation comprising 7 windows with over lights, open fire set into chimney breast with recesses to either side, moulded skirting boards, ornate moulded cornicing, radiator, ceiling light point.

SNUG: 11' 10'' x 10' 11'' (3.60m x 3.32m)
window to the side elevation with radiator below, exposed wooden floorboards, moulded skirtings, picture rail, ceiling light point. Open walkway through to dining room. Part multi-paned door to:-

CLOAKROOM/CUPBOARD:
wall hooks, exposed wooden floorboards, wall light point, door to:-

SEPARATE WC:
low level dual flush wc, wall mounted wash handbasin with splashback tiling, ceiling light point

DINING ROOM: 15' 0'' x 9' 5'' (4.57m x 2.87m)
double-glazed double doors overlooking and opening externally onto a timber deck and in turn to the remainder of the garden, exposed wooden floorboards, moulded skirtings, 5 ceiling light points, radiator. Wide archway through to:-

KITCHEN/BREAKFAST ROOM: 19' 7'' x 11' 7'' (5.96m x 3.53m)
comprehensively fitted with an array of shaker style base and eye-level units combining drawers and cabinets, solid roll-edged wooden worktops surfaces with matching upstands, ceramic 1½ bowl sink with drainer board to side and mixer tap over, range cooker with stainless steel extractor hood, integral dishwasher, space for tall fridge/freezer, breakfast bar, exposed wooden floorboards, useful pantry cupboard with shelving, bay windows to rear elevation and an additional window to the side elevation, two radiators, inset ceiling downlights, ceiling light point. Muti-paned door opening to:-

UTILITY ROOM: 8' 0'' x 4' 3'' (2.44m x 1.29m)
window to the front elevation, space and plumbing for washing machine, space for tumble dryer, spaces for freezer, wooden flooring, radiator, ceiling light point.

FIRST FLOOR

PART GALLERIED LANDING:
two ceiling light points, staircase continuing to the second floor. Doors opening to:-

BEDROOM 1: 14' 11'' x 13' 9'' (4.54m x 4.19m)
virtually full width box window to the front elevation comprising 7 windows with over lights, chimney breast with recesses to either side, radiator, picture rail, ceiling point.

BEDROOM 2: 17' 2'' x 8' 7'' (5.23m x 2.61m)
two windows to the rear elevation with far-reaching views, radiator, ceiling light point.

BEDROOM 3: 10' 11'' x 8' 8'' (3.32m x 2.64m)
window to the side elevation, radiator, picture rail, ceiling light point.

BEDROOM 5: 9' 4'' x 7' 7'' (2.84m x 2.31m)
window to the rear elevation with open outlook, radiator, ceiling light point. Airing cupboard housing Worcester Bosch gas-fired combination boiler with slatted shelving.

BATHROOM/WC: 8' 7'' x 7' 6'' (2.61m x 2.28m)
panelled bath with hot and cold water taps plus shower screen with wall-mounted shower unit, handheld shower attachment and an overhead circular shower. Low level flush wc, pedestal wash handbasin with hot and cold water taps and splash back tiling. Obscured glazed glass window to the side elevation, heated towel rail/ radiator, inset ceiling downlights, extractor fan.

SHOWER ROOM/WC: 7' 9'' x 4' 11'' (2.36m x 1.50m)
shower cubicle with wall-mounted electric shower and handheld shower attachment, low level dual flush wc, pedestal wash handbasin with mixer tap, obscured glazed window to the side elevation, radiator, ceiling light point, extractor fan.

SECOND FLOOR

LANDING:
part galleried over the stairwell with raised height window to the rear elevation and useful loft storage cupboard, ceiling light point. Door to:-

BEDROOM 4: 18' 3'' x 9' 0'' (5.56m x 2.74m)
dual aspect with dormer window to the side elevation and an additional window to the rear, radiator ceiling light point, eaves storage cupboard.

OUTSIDE

OFF STREET PARKING:
Tarmacaden driveway with space for several cars enclosed by timber fencing.

REAR GARDEN: 57' 0'' x 26' 0'' (17.36m x 7.92m)
enjoying a sunny south westerly orientation and a good amount of privacy. Immediately to the rear of the house there is a full width timber deck with ample space for garden furniture, potted plants and barbeque equipment. Steps down to the remainder of the garden which is level and principally laid to lawn. Enclosed on all three sides by timber fencing and having a mature cooking apple tree and shrub borders. There is also an outdoor water tap and power points.

GARDEN OFFICE: 13' 9'' x 9' 5'' (4.19m x 2.87m)
access via part double-glazed wooden door with panels to either side and having an additional window to the side elevation, sloping ceiling with illuminate strip light, power points.

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.