ACCOMMODATION

APPROACH:
from the pavement, a dwarf stone wall with pathway running alongside the house to the main entrance with wood panelled double doors opening to:-

COMMUNAL HALL & STAIRWELL:
arched fanlight to front, ornate moulded cornicing, turning staircase with a pair of leaded light windows to the side elevation. Private door opening to:-

ENTRANCE HALL:
solid oak flooring, moulded skirtings, radiator, inset ceiling downlights, wall light point, wall mounted telecom entry system. Open walkway through to an inner hall. Six-panelled doors with moulded architraves, opening to:-

SITTING ROOM:  17' 8'' x 15' 2'' (5.38m x 4.62m)
a generously proportioned sitting room having three multi-paned arched windows to the front elevation with pleasant sylvan outlook. Central period fireplace with coal effect gas fire, decorative tiled slips, slate hearth and an ornately carved mantelpiece. Recesses to either side of the chimney breast, solid oak flooring, moulded skirtings, picture rail, simple moulded cornicing, 5 amp lighting. Six-panelled door opening to:-

KITCHEN/BREAKFAST ROOM:  15' 0'' x 12' 3'' (4.57m x 3.73m)
having a pair of arched multi-paned sash windows to the front elevation with attractive outlook. Comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets, glazed display cabinets and shelving. Roll edged granite effect worktop surfaces with pelmet lighting, sink with draining board to side and mixer tap over. Integral Neff double oven, 4 ring gas hob and extractor. Space and plumbing for washing machine, space for dishwasher and tall fridge/freezer. Ample space for table and chairs, radiator, picture rail, simple moulded cornicing, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC:  10' 11'' x 8' 1'' (3.32m x 2.46m)
panelled bath with mixer tap and tiled splashback. Built-in shower cubicle with handheld shower attachment. Vanity unit with granite worktop, wash hand basin and cupboards below. Low level flush wc with concealed cistern. Tall arched multi-paned sash window to the rear elevation, radiator, tessellated style vinyl flooring, wall light with shaver point, inset ceiling downlights, extractor fan. Airing Cupboard housing wall mounted gas fired combination boiler.

BEDROOM 1:  15' 5'' x 15' 3'' (4.70m x 4.64m)
triple multi-paned sash window to the rear elevation enjoying a sunny south-westerly orientation and overlooking adjoining gardens. Central period fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, radiator. Built-in walk-in wardrobe with hanging rails and ceiling light point.

INNER HALL:
a continuation of the solid oak flooring from the entrance hall, moulded skirtings, inset ceiling downlight. A pair of useful storage cupboards.

BEDROOM 2:  15' 6'' x 9' 8'' (4.72m x 2.94m)
multi-paned sash window enjoying a sunny south-westerly orientation. Chimney breast with recesses to either side, moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, radiator.

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 Leasehold for the remainder of a 999 year lease from 1 December 1986. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that there is no monthly service charge. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: D

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.