RAISED HALL FLOOR

APPROACH:
from the pavement, wrought iron pedestrian gate opens to front garden with a short flight of six slate steps with handrail raising to the raised hall floor with wooden door into:-

ENTRANCE VESTIBULE:
high ceilings with ceiling mouldings and further internal obscure glazed door into:-

ENTRANCE HALLWAY:
L shaped hallway with a continuation of ceiling mouldings, turning staircases rise/descend to both upper and lower levels, a pair of doors on this level with radiator to side.

SITTING ROOM: 16' 0'' x 11' 2'' (4.87m x 3.40m)
upvc double glazed window to rear elevation overlooking conservatory/garden with radiator below, high ceilings continue, substantial built-in storage cupboard with hanging rail.

BEDROOM 2: 12' 4'' x 12' 4'' (3.76m x 3.76m)
upvc double glazed windows to front elevation overlooking street scene views with radiator below, high ceilings continue with ceiling mouldings and ornate central ceiling rose, substantial built-in wardrobe with shelving and automatic light.

FIRST FLOOR

LANDING:
L shaped landing with an abundance of natural light from wood framed double glazed Velux skylight, radiator. Doors from this level lead to two bedrooms and bathroom.

BEDROOM 1: 16' 0'' x 12' 4'' (4.87m x 3.76m)
upvc double glazed windows to front elevation overlooking street scene views with radiator below, loft access hatch, built-in wardrobe with shelving.

BEDROOM 3: 11' 3'' x 9' 9'' (3.43m x 2.97m)
upvc double glazed window to rear elevation overlooking conservatory and garden with radiator below, further loft access hatch, built-in wardrobe with shelving.

BATHROOM/WC:
obscured upvc double glazed window to rear elevation with fully tiled walls, white suite comprising acrylic bath with mixer tap and shower hose attachment, hand basin with cupboards below, close coupled wc, corner shower cubicle with mixer shower, heated towel rail, mirrored medicine cabinet with further cupboard below, ceiling mounted extractor fan.

LOWER GROUND FLOOR
A turning staircase from the raised hall floor level descends to:-

HALLWAY:
an L shaped entrance hallway which leads from the second alternative entrance with obscured upvc double glazed door to front elevation accessible from the front garden, wood effect flooring throughout, understairs storage cupboard, radiator, coat hanging rail. Doors from this level to bedroom, shower room/wc and kitchen.

BEDROOM 4: 12' 3'' x 12' 1'' (3.73m x 3.68m)
presently arranged as an office with upvc double glazed window to front elevation overlooking street scene and garden, with a continuation of the wooden flooring from the hallway.

SHOWER ROOM/WC:
arranged as a wet room with tiled walls and floor, mixer shower, ceiling mounted extractor fan, close coupled wc, medicine cabinet, pedestal wash hand basin with fixed wall mirror and light over, heated towel rail.

KITCHEN/DINING ROOM: 15' 11'' x 10' 8'' (4.85m x 3.25m)
a substantial kitchen area with space for dining table on the tiled floor area with radiator. Fitted kitchen with eye and floor level units, worksurfaces with inset stainless steel 1 1/3rd sink with swan neck mixer tap. Spaces for 4 ring induction hob with extractor hood over, double electric oven, tall fridge/freezer and washing machine. Breakfast bar area adjacent to the opening through to:-

CONSERVATORY: 13' 5'' x 12' 2'' (4.09m x 3.71m)
fully double glazed with obscure glazing on side windows and overlooking the garden and accessible via French doors, with a pair of radiators, power and lighting.

OUTSIDE

FRONT GARDEN:
a front garden set adjacent to the front steps which is presently laid to decking and provides a useful seating area to compliment the rear garden.

REAR COURTYARD GARDEN: 16' 5'' x 11' 10'' (5.00m x 3.60m)
a mixture of brick and timber boundary walls on three sides, with a raised bed towards the rear of the garden, outside power and water supply, patio flooring.
NB: This area would be (26'3 x 16'5) (8.00m x 5.00m) if one were to remove the conservatory.

IMPORTANT REMARKS

INFORMAL TENDER
Please note this property is being sold by informal tender, a property sale method where potential buyers are requested to submit sealed bids by a specific deadline, similar in nature to best and final offers/sealed bids. Bids requested to be made before 9am on Tuesday 18th November. As with a typical private treaty sale, all offers are subject to contract. If you wish to make an offer, please request a form from the office and call if you have any queries.

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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, with a perpetual yearly rent charge of £3.3s.0d p.a. This information should be checked with your legal adviser.

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